Colchester Submission Draft Local Plan Regulation 19 Consultation 2026

Ends on 13th October 2026 (46 days remaining)

6. Landscape and Coast View map Isolated Village

6.1This chapter on Landscape and Coast outlines the importance of conserving and enhancing the natural environment, focusing on the landscapes and coastal areas that contribute to Colchester’s environmental quality, local identity and the health and wellbeing of our residents. These areas not only provide vital habitats for wildlife and support biodiversity, but also serve as areas for recreation, relaxation, and connection with nature. They also make a key contribution to shaping landscape character, seascape, sense of place and visual amenity. This chapter also recognises the highest level of protection afforded to designated landscapes, with a policy reflecting the national importance of the Dedham Vale National Landscape.

6.2The plan supports a balanced relationship between development and environmental stewardship, ensuring that change is appropriately located, designed and mitigated so that Colchester’s landscapes and coasts continue to enrich the lives of current and future generations while contributing to a sustainable, thriving community. The plan promotes a landscape led approach to design requiring that any impacts are avoided, minimised or mitigated.

6.3Colchester’s landscapes and coastline are extremely diverse and important in terms of their natural and historic environment, including biodiversity, landscape character, archaeology and cultural heritage. The policies in this chapter aim to manage growth sustainably and ensure that the inherent character and qualities of the landscape can continue to be appreciated, guiding positive change that conserves, protects, enhances, restores, or creates local character.

6.4It is important to acknowledge though that the uniqueness of many landscapes in Colchester can provide challenges for some of the smaller, more isolated villages that sit within them. One of these is the access routes into these villages, with some only having one road access in and out which can make them more vulnerable to climate induced hazards such as wildfires or flooding which could breach a road and restrict evacuation. The policies map identifies areas of Colchester that only have one access in and out to highlight this as a key consideration for the design, and impact, of new development close to these locations.

6.5Understanding the character of place and evaluating an area’s defining characteristics is a key component in achieving the policy aims and ensuring that any change or development does not undermine features that are valued or characteristics in a particular landscape. The Colchester Landscape Character Assessment (LCA) (November 2024) is a comprehensive and up to date strategic-scale landscape evidence base to assist in the planning process. The LCA can be used to consider landscape character when considering any type of change and provides a framework for landscape studies, sensitivity assessments and baseline evidence for Landscape and Visual Impact Assessments. This includes opportunities for conserving existing character and strengthening and enhancing character, as well as opportunities to create new character.

6.6The LCA focuses primarily on rural and urban-fringe landscape and does not include the principal urban conurbations of Colchester, Tiptree, Wivenhoe and West Mersea. Where development proposals relate to these urban areas, applicants should apply the same character-led principles using relevant urban design, townscape and seascape evidence as appropriate to ensure development responds positively to local context.

Policy LC1: Landscape Comment View map Local Landscape Character Assessment

All proposals and associated land use change or land management must demonstrate that they are informed by, and are sympathetic to, the landscape character and qualities of the locality through evidence-based assessment. A Landscape and Visual Impact Assessment (LVIA) or proportionate Landscape Appraisal will be required where appropriate, having regard to the scale, nature and sensitivity of the proposal. A LVIA is required for major applications and development in sensitive landscapes and must be prepared in accordance with Landscape Institute guidelines.

In considering development proposals, the Council will take every opportunity to reinforce, restore, conserve, strengthen or enhance, as appropriate, the landscape character of the area in which development is proposed.

Development must comply with all the following criteria:

  1. Development must demonstrate, through proportionate landscape evidence, that it safeguards or strengthens, key features, patterns and important views that contribute to the landscape character and local distinctiveness of the area. Proposals should also protect rural openness and sense of place, including settlement edge character and the relationship between settlements and the countryside, where these contribute to the identified landscape character and are supported by the Colchester Landscape Character Assessment (2024) or other relevant evidence. Natural landscape features should be protected where they contribute to the historic environment.
  2. The scale, design, materials (including colour and finish), lighting and landscaping measures are appropriate and would seek to conserve and, where appropriate, enhance the character of the landscape including protection of skylines, visual receptors and key public views.
  3. Proposals must consider ecological and geological features, identifying areas suitable for habitat creation, and incorporate measures in the landscape plan with details of management and maintenance.
  4. Development must assess and mitigate cumulative and indirect effects on landscape character, including visual coalescence, incremental change, infrastructure impacts, and effects on the water and coastal environment where relevant.

All development should take into account the sensitivity of the particular landscape to accommodate change demonstrated through recognised landscape assessment methodologies. Development proposals will be assessed having regard to their effects on landscape character, with priority given to avoiding significant adverse impacts and appropriately mitigating any residual harm. The creation of new character will only be supported where it is justified by the context of the site, such as within allocated development areas, and where it demonstrably responds to and integrates with the surrounding landscape and settlement pattern.

Development must have regard to National Character Area Profiles and the Colchester Landscape Character Assessment (2024) to identify the character areas and features of the affected landscape. Development must take into account the general guidelines and landscape character area specific guidelines.

Areas identified through the Colchester Landscape Character Assessment (2024) as having higher sensitivity or particular landscape qualities will be afforded appropriate weight in decision-making. Development proposals must demonstrate how they respond positively to the identified character, qualities and sensitivities of the landscape. Where a landscape is demonstrably valued based on its physical attributes and supported by evidence, development proposals should protect and enhance the characteristics which contribute to that value.

Development should avoid reduction of and encourage traditional farming practices (including traditional orchards), retaining and enhancing sense of place whilst recognising the need to adapt to and mitigate against the effects of climate change.

Justification

6.7The policy guides development that is sympathetic to local character and the qualities of the landscape through a proportionate, evidence-based approach, ensuring that landscape character, visual amenity and sense of place are conserved and enhanced whilst accommodating appropriate and sustainable growth. The Colchester Landscape Character Assessment (November 2024) provides a comprehensive and up to date strategic-scale landscape evidence base to assist in the planning process. The document can be used to consider landscape character when considering any type of change and provides a framework for landscape studies, sensitivity assessments and baseline evidence for Landscape and Visual Impact Assessments. This includes opportunities for conserving existing character and strengthening and enhancing character, as well as opportunities to create new character. The study focuses entirely on rural and urban-fringe landscapes and does not include the principal urban conurbations of Colchester, Tiptree, Wivenhoe and West Mersea. In these locations, the same character-led principles should be applied using appropriate urban design and townscape evidence.

6.8National policy seeks to ensure policies and decisions contribute to and enhance the natural and local environment by protecting and enhancing valued landscapes.The Colchester Landscape Character Assessment identifies areas of varying sensitivity and landscape qualities. These will be used to inform the weight given to potential impacts in decision-making, alongside consideration of whether landscapes can be demonstrated to be valued based on their physical attributes and supporting evidence.

6.9The policy also reflects the need to consider cumulative and indirect effects of development on landscape character, including incremental change and the combined effects of multiple developments over time. A proportionate approach to assessment is supported, ensuring that the level of detail required reflects the scale, nature and sensitivity of the proposal. Where adverse impacts are identified, proposals should demonstrate how these are avoided, minimised and mitigated, and where appropriate, compensated for.

Policy LC2: Dedham Vale National Landscape Comment View map Dedham Vale Area of Outstanding Natural Beauty

Development proposals within the Dedham Vale National Landscape must conserve and enhance its natural beauty, special qualities and statutory purpose. Development proposals within the setting of the National Landscape must be sensitively located and designed to avoid or minimise adverse impacts on its natural beauty, special qualities, accessibility and setting.

To achieve this, development proposals must demonstrate that they:

  1. Conserve and enhance the natural beauty, special qualities, and statutory purpose of the National Landscape, demonstrating a positive contribution through proportionate and evidence-based assessment; and
  2. Avoid significant adverse effects on the tranquillity of the National Landscape and good quality night/dark skies, taking account of guidance in the Dedham Vale National Landscape Lighting Design Guide (2023) and avoiding unnecessary artificial lighting; and
  3. Avoid significant adverse effects on the character, quality of views within, into and out of the National Landscape, and distinctiveness of the National Landscape or threaten public enjoyment of these areas, including by increased motorised vehicle movement and adverse impacts to water resources or through cumulative effects of development; and
  4. Support the wider environmental, social and economic objectives as set out in the relevant adopted Management Plan for the Dedham Vale National Landscape and Stour Valley (including successor management plans), and associated guidance; and
  5. Meet the statutory duty to further the purpose of the National Landscape, as defined by Section 245 of the Levelling Up and Regeneration Act 2023.

Where Policy LC2 applies, a Landscape and Visual Impact Assessment (LVIA) or other proportionate landscape assessment must be provided, having regard to the nature and sensitivity of the proposal, and evidence provided by that assessment and any evidence and/or advice provided by the Dedham Vale National Landscape Partnership in determining whether the development meets the requirement of criteria (a)-(e).

Applications for major development within the boundary of, or affecting the setting of, with regards to visual, landscape and experiential impacts, the Dedham Vale National Landscape, will be refused other than in exceptional circumstances, as set out in national policy. Where such circumstances are demonstrated, the proposal must be shown to be in the public interest. This includes consideration of the need for the development, alternative options, and the extent of any detrimental impacts on the landscape and its setting, including visual, landscape and experiential effects.

Where exceptional development is suitable, all reasonable steps must be taken to avoid harm. Where this is not possible, impacts must be minimised and mitigated. Compensation will only be considered as a last resort where residual impacts remain and must demonstrably contribute to the conservation and enhancement of the National Landscape.

Proposals within the setting of the National Landscape should incorporate sensitive siting and design of infrastructure, including undergrounding of new electrical and communication equipment to conserve and enhance the natural beauty and special qualities of the area.

Justification

6.10National Landscapes (also referred to as Areas of Outstanding Natural Beauty) are designated by the Government for the purpose of ensuring that the natural beauty of the finest landscapes in England and Wales are conserved and enhanced. The statutory purpose of this designation is to conserve and enhance the Dedham Vale National Landscape. The purpose of this policy is to ensure that development conserves and enhances the natural beauty, special qualities and statutory purpose of the Dedham Vale National Landscape, including its setting, through a robust and evidence-based approach.

6.11In December 2023, a new duty came into force in Section 245 of the Levelling-up and Regeneration Act (2023) stating that ‘relevant authorities must seek to further the purposes’ of the designated landscape. This overrides and strengthens the previous duty to ‘have regard’ to the purposes. This policy reflects that strengthened duty by requiring development proposals to clearly demonstrate how they further the purpose of the National Landscape.

6.12The Dedham Vale National Landscape has been designated for its national importance in terms of landscape and scenic quality, biodiversity and cultural heritage and is further enhanced through its close association with the works of artist John Constable. The quality of the landscape is defined by its natural beauty and special qualities and the integration of the man-made elements within it, and the primary aim of the designation is to conserve and enhance its natural beauty. The policy therefore requires that development proposals conserve and enhance the natural beauty and special qualities of the National Landscape, including tranquillity, landscape character, visual amenity, and public enjoyment.

6.13Potential impacts on the National Landscape will be considered in relation to their individual and cumulative effects, including incremental change arising from multiple developments over time.

6.14As a typically rural landscape, the skies above are of regional importance to residents within and surrounding the landscape. The protection of dark skies and tranquillity is a key characteristic of the National Landscape, and development should avoid unnecessary artificial lighting and minimise light pollution, having regard to relevant guidance including the Dedham Vale National Landscape Lighting Design Guide (2023). In addition, it is important to protect skies that could qualify for International Dark-Sky Association (IDA) accreditation at a later date.

6.15The Council will consult and have regard to advice from the Dedham Vale National Landscape Partnership where development proposals are located within, or have the potential to affect the setting of, the National Landscape. The Partnership has specialist knowledge of the area’s natural beauty, character, and special qualities, and provides guidance through the Dedham Vale National Landscape and Stour Valley Management Plan and associated documents.

Policy LC3: Coastal Areas Comment View map Coastal Protection Belt

Planning proposals within Colchester’s coastal, estuarine, intertidal and tidal environment, should be informed by the South East Inshore Marine Plan (June 2021) and successor documents as well as relevant shoreline management approaches, including the South Suffolk and Essex Shoreline Management Plan.

Within the Coastal Protection Belt, an integrated approach to coastal management will be promoted and development (with the exception of householder applications) will only be supported where it can be demonstrated that it:

  1. Will be safe from flooding and coastal erosion over its planned lifetime, including allowing for climate change, sea level rise and coastal change, follows a sequential approach by directing development away from areas at highest risk where possible and will not have an unacceptable impact on coastal processes; and
  2. Will be compatible with the surroundings in terms of use, location, scale and design, and not have a significant adverse impact on the landscape and seascape character of the coast, nature conservation designations, heritage assets, and maritime uses including through cumulative effects; and
  3. Will deliver or sustain social and economic sustainability benefits considered important to the wellbeing of the coastal communities, including the provision of appropriate infrastructure and facilities to support residents and visitors; and
  4. Will not hinder access to and the maintenance of the King Charles III England Coast Path and, where appropriate, will enhance public access and connectivity.

Houseboats:

Proposals for new moorings for permanent residential houseboats will not be permitted in coastal areas, including Coast Road West Mersea, because of their landscape and environmental impact on habitats sites. Houseboat proposals for new moorings on historical vacant sites or houseboats of historical maritime significance, may be acceptable, subject to:

  1. Detailed method statement demonstrating no adverse impacts on designated habitats (including saltmarsh, mudflats and oysterbeds); and
  2. Compliance with all other policy criteria.

Applications for infrastructure to support existing houseboats including jetties, sheds, platforms and fences, and for replacement houseboats or houseboat alterations considered to result in material alterations will be considered on the basis of their scale and impact on surrounding amenity, environment and landscape.

Justification

6.16The purpose of this policy is to protect Colchester’s rural and undeveloped coastline from inappropriate development that would adversely affect its rural, undeveloped and open character and its ecological landscape and seascape value, while recognising that some development may be necessary to support coastal communities and requires a coastal location. The policy promotes a balanced approach, ensuring that development both conserves and enhances the natural environment and delivers social and economic benefits where appropriate.

6.17Colchester’s coastline lies within the plan area of the South East (Inshore) Marine Plan[1] developed by the Marine Management Organisation (MMO) (June 2021). The South East Marine Plan introduces a more integrated approach to management, ensuring that the right activities happen in the right place and in the right way. Development proposals should also take account of Shoreline Management Plans and other relevant coastal strategies, ensuring a coordinated approach to coastal change, flood risk and erosion management. Any construction work or development extending below Mean High Water will need to be carried out in consultation with the Marine Management Organisation (MMO) and any development with the potential to impact the Marine Protected Areas network will need to be implemented in line with The Conservation of Habitats and Species Regulations 2017 (as amended) and The Conservation of Offshore Marine Habitats and Species Regulations 2017 (as amended) and Marine and Coastal Access Act 2009 (Marine Conservation Zones). Development will need to comply with intertidal Biodiversity Net Gain where practical and feasible in accordance with national guidance and demonstrate no adverse impact on the integrity of designated habitats, including through nutrient loading, water quality and disturbance.

6.18The vision for the south east marine plan area in 2041 is a thriving maritime gateway with nationally significant ports and industries driving long-term, sustainable economic growth. Cultural heritage and environmental assets are more valued and resilient to climate and coastal change. Marine biodiversity plays a key role in climate mitigation, supported by a profitable, sustainable fisheries sector. Decisions are guided by an ecosystem approach and natural capital principles, achieving Good Environmental Status and enhancing biodiversity through well-managed marine protected areas. The plan fosters good governance, resolving conflicts through coordinated, plan-led decisions and awareness and integration with local planning authorities is strong. The policy reflects this vision by requiring development to consider climate change impacts including sea level rise, coastal erosion and tidal flooding, and to ensure that proposals are resilient over their lifetime.

6.19Particular attention is given to protecting designated habitats and coastal ecosystems, including avoiding adverse effects from water quality impacts such as nutrient enrichment, in line with environmental legislation.

6.20The Council will apply a precautionary approach in sensitive coastal locations, taking into account cumulative and indirect impacts of development. Proposals should demonstrate how adverse impacts are avoided, minimised and mitigated. Where relevant, site-specific assessments, including flood risk assessments and Habitats Regulations Assessments, will be required to support development proposals.

6.21Development proposals must take account of coastal change, including flood risk and coastal erosion, over their lifetime. Where relevant, areas at risk will be identified and managed in line with national policy. Colchester does not have any Coastal Change Management Areas but if any are identified in the future, development proposals will be required to have regard to them. Site-specific flood risk and coastal change assessments will be required where appropriate.

Policy LC4: Islands Comment Coast Road Area (1) Marine Conservation Area (2)

  1. All proposals for major development on Mersea Island must demonstrate how the design of the proposal recognises the uniqueness of the island location and island constraints such as access and environmental designations.
  2. Proposals must demonstrate that safe and suitable access can be achieved and maintained having regard to the island’s tidal access constraints, including the potential for isolation during high tides. Proposals should set out appropriate emergency access arrangements and consider the implications for residents, emergency services and service delivery.
  3. Proposals must demonstrate how they respond to the island’s heightened vulnerability to flood risk and climate change, including safe evacuation where appropriate, and residual risk associated with tidal flooding, in accordance with Policy EN8.
  4. Proposals must demonstrate that recreational and environmental impacts arising from the island location, including on habitats sites, can be avoided or adequately mitigated in accordance with Policies EN1 and GN5.
  5. Development proposals within, adjacent to, or with potential pathways of impact with the Marine Conservation Zone (MCZ) (i.e. how a proposed development could physically or functionally affect the MCZ) must undertake a MCZ screening assessment and, where indicated, a Stage 1 or Stage 2 MCZ Assessment in line with Marine Management Organisation (MMO) guidance. Where impacts cannot be avoided or adequately mitigated, development will not be supported, consistent with national policy and the wider objective of sustaining an ecologically coherent UK Marine Protected Area network that protects marine biodiversity and ecosystem processes. Assessments must take into account the cumulative effects of any development proposals.
  6. Proposals for new or extended holiday parks on Mersea Island must comply with Policy PP23a (Mersea Island Caravan Parks) and demonstrate that proposals will not harm the EU designated coastal bathing water quality.
  7. Proposals for the removal of touring caravan/camping sites to be replaced with static caravan sites will only be supported where the proposal can demonstrate landscape enhancement and a material reduction in the intensity of the use.
  8. Planning applications in West Mersea that would result in the conversion of single storey or 1½ storey dwellings to two or more storey dwellings will not be supported unless it can be demonstrated, through proportionate evidence, that the proposal would not have a detrimental impact on the character of the vicinity and the amenity of nearby residents by way of overlooking and loss of light.
  9. Proposals that support the retention of the fishing and oyster industries, sailing and boating activities around Coast Road, the waterside and harbour in West Mersea will be supported subject to compliance with other relevant policies.

Justification

6.22There are several islands within the Colchester district. Mersea Island, which is the only inhabited island, and Ray Island (lying just north of Mersea Island in the South West Pyefleet Channel), Packing Marsh Island (southwest of Mersea Island), Cobmarsh Island (southwest of Mersea Island), Pewit Island (lying in the Pyefleet West Channel north of East Mersea) and Rat Island (lying in Geedon Creek off the Colne North of East Mersea) which are small, tidal, uninhabited estuarine islands.

6.23The purpose of this islands policy is to protect Colchester's rural and undeveloped islands from inappropriate development that would adversely affect the rural, undeveloped and open character and irreplaceable assets and help protect the character of the coastal environment by preventing urban sprawl into the more open and undeveloped stretches of Colchester's coastline. The policy recognises exceptions where development requires a coastal location or is needed to help sustain the socio-economic base of the coastal area or serves the needs of the local Island community. The policy requires proposals to demonstrate how they respond to the specific constraints of an island location, including tidal access, flood risk, environmental capacity, and infrastructure provision. Proposals should clearly set out how these matters have informed the scale, design and deliverability of development.

6.24Mersea Island has restricted access due to its single tidal road, The Strood. The island includes the parishes of West Mersea and East Mersea. The whole island lies within the Coastal Protection Belt and includes numerous heritage assets. Mersea Island is ecologically sensitive, bounded by the Blackwater and Colne estuaries – both Special Protection Areas, Ramsar sites, National Nature Reserve (NNR) and part of the Essex Estuaries Special Area of Conservation, supporting internationally important estuarine habitats, including saltmarshes, mudflats, and shingle beaches.

6.25The Blackwater, Crouch, Roach and Colne Estuaries Marine Conservation Zone (MCZ) forms one of the most ecologically significant coastal and estuarine environments in Essex, protecting nationally important habitats and species. Designated features include estuarine habitats, subtidal sediments, and associated marine biodiversity, all of which are subject to conservation objectives requiring their maintenance or recovery to favourable condition. Given Mersea Island’s location within this estuarine system and its functional links to the MCZ’s hydrodynamic and ecological processes, development pressures on or around the island must be carefully managed. MCZ assessments are commonly produced for projects requiring marine licenses or infrastructure consent. The duty falls on the applicant to provide an MCZ Screening and, if required, a Stage 1 or Stage 2 assessment taking into account any direct and cumulative effects of all development.

6.26The islands form part of the potential East Coast Flyway Natural World Heritage Site (from the Humber to the Thames). The East Coast Flyway is globally important for migratory waterbirds and for its nearly contiguous complex of ecologically connected and immensely variable coastal wetlands.

6.27Parts of West Mersea are characterised by a distinct low-rise form of development, with bungalows and 1½ storey dwellings contributing to its coastal townscape and openness. While national policy encourages efficient use of land, on the island the upward extension of such properties can result in disproportionate impacts on local character and neighbouring amenity, particularly in terms of overlooking and loss of light. Bungalows also form an important part of the local housing mix, supporting the needs of an ageing population in a physically constrained island location. This policy therefore ensures that proposals for additional storeys are carefully considered and only supported where these impacts can be demonstrated to be acceptable.

6.28As an island, Policy LC3 (Coastal Areas) is relevant to proposals on Mersea. Policy LC3 restricts proposals for new moorings for permanent residential houseboats because of their landscape and environmental impact on designated habitats sites. All new or replacement houseboats need to be connected (via pump outs and/or holding tanks) to the main wastewater system.

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