as previous

The boundary of the Dedham Vale National Landscape lies immediately opposite the site proposed for 15 new dwellings. This is a new site allocation.

Criteria C of policy PP30 requires new development to ' provide a safe pedestrian access to ensure connectivity..... to existing footways.... and public rights of way. There are currently no footways along Long Road West. The introduction of new footways would be inappropriate as they would have an urbanising impact and be out of keeping with the existing streetscape along Long Road West where the existing residential frontages are mostly soft and landscaped.

The retention of as many of the existing standard trees and hedgerows around the site boundaries is essential to maintain the well landscaped character of Long Road West. These will provide valuable screening of the development if it proceeds through the Local Plan process from the neighbouring National Landscape.

Criteria b proposes a new access which is likely to be off Long Road West. The design of any future access should not over urbanise the streetscape of Long Road West which still retains a strong rural character.



Criteria 8 highlights a range of issues that will need to be considered to minimise the impact of the development on the National Landscape. No reference is made to the need to manage light pollution from this site not only to protect wildlife on site, the residential amenity of neighbouring dwellings and the tranquillity of the National Landscape. The need for light pollution management as an important consideration should be added to criteria 8. Lighting within the development should be minimal and street lighting should be avoided along Long Road West as there are currently no street lights.

Dedham Parish Council support the proposed 15 dwellings. However the Council wishes to note that an important consideration needs to be to ensure that the majority of the dwellings were affordable houses for many people in the local area. This means ideally a good number of the houses should be for social housing.

See attachment with detailed comments on numerous policies. Anglian Water welcomes the opportunity to contribute comments on the Draft
Local Plan for Colchester City Council. We consider that the Plan is well set out with in relation
to managing flood risk, surface water and wastewater, and enabling water efficiency. We
recognise the challenges for meeting the uplift in housing requirements and the
infrastructure required to help deliver future growth across the district, with the main
focus being Colchester and the larger towns.
We have raised some policy matters relating to consistency between policies addressing surface
water flood risk, water supply, and wastewater, and how these matters are attributed to site
allocation policies.
We look forward to continuing our positive and proactive discussions with the Council in
respect of our comments and the next iteration of the Local Plan, including supporting updates
to the evidence base if required

Place policy PP30 is allocating approximately 15 new homes on land South of Long Road West, Dedham. The Dedham Vale National Landscape lies immediately opposite the site, therefore this development will be visible from the DVNL.

The enhanced duty under Section 85 of the CRoW Act states that relevant authorities “must seek to further the purpose of conserving and enhancing the natural beauty of the area of outstanding natural beauty (National Landscapes)”.

NPPF states in chapter 15 paragraph 189 that: "Great weight should be given to conserving and enhancing landscape and scenic beauty in National Landscapes" and that "development within their setting should be sensitively located and designed to avoid or minimise adverse impacts on the designated areas".

Existing trees, hedgerows, and verges should be retained around the perimeter of the site to retain the rural character of the Dedham Vale, with additional appropriate landscaping as required to ensure the development is not visually intrusive on the Dedham Vale National Landscape. Vehicular access to Long Road West should be carefully designed to minimise the visual impact on the Dedham Vale. Measures should be taken to ensure that the development will not adversely affect the Dark Skies and tranquillity of the National Landscape, following the lighting guidance set out by the National Landscape team.

Policy LC2 states: "Development will only be supported within or on land within the setting of the Dedham Vale National Landscape that: (b) Does not adversely affect the tranquillity and the National Landscapes good quality night/dark skies, taking account of guidance in The Dedham Vale National Landscape Lighting Design Guide".

NPPF paragraph 187 states: “Planning policies and decisions should contribute to and enhance the natural and local environment by: e) preventing new development from contributing to ... unacceptable levels of soil, air, water or noise pollution."

Policy ST7 states: "Permission will only be granted if it can be demonstrated that there is sufficient and appropriate infrastructure capacity to support the development or that such capacity will be delivered by the proposal". And "An Infrastructure Delivery Plan (IDP) is being prepared to inform and support the Local Plan." (3.64).

The Colchester Infrastructure Audit and Delivery Plan Stage 3 Report (IADP) produced in October 2025 for Colchester City Council shows that there is currently "No capacity" for growth for Dedham Wastewater Recycling Centre (WRC) which supplies wastewater treatment to Dedham. The report recommends that "Early phasing of growth in Dedham, West Bergholt, and Langham may be restricted until improvement plans are developed and funded for 2030 onwards" (AMP9 or AMP10).

The frequency of flooding in Dedham has increased over recent years. It is therefore of the utmost importance that the water quality and connected habitats are protected from potential flooding or wastewater spillage in the Dedham Vale National Landscape and its setting.

The respondent acknowledges that the Preferred Options Local Plan makes provision for additional housing in Great Horkesley, which is wholly consistent with the Council’s Spatial Strategy, Policy ST3, which directs housing growth to the most sustainable and accessible locations, of which Great Horkesley is one. However, Policy ST3 also provides housing growth in a number of small settlements, such as Fingringhoe, Dedham Heath, Birch, Messing, Peldon and Aldham, on the premiss that allocations in these villages can help support the long-term viability of services and facilities, which may otherwise be lost. It should be noted however, that the small villages chosen for growth, do not already have good levels of services, and in some case, there are no existing services or facilities to protect. Therefore, the proposed growth in these locations is unjustified and they are inherently unsustainable locations for housing growth.

The respondent is of the view that a more sustainable strategy as envisaged by the Spatial Strategy would be to delete the proposed allocations in Fingringhoe, Dedham Heath, Birch, Messing, Peldon and Aldham and replace the quantum of housing directed to these villages to more sustainable settlements, which have a better range of services and where growth can genuinely assist in supporting the long-term viability of existing services and facilities; and where occupiers of new housing can access a wider range of services and facilities without the need to travel by car.

The respondent has land at ‘Gean Trees’ in Great Horkesley, which is just to the west of the A134, and which joins the existing settlement boundary adjacent to Pattinson Walk. The land extends to some 5 ha, of which approximately 2.0 ha could be redeveloped for housing. Presently, the site contains a large derelict house and surrounding hard surfacing, so would be considered previously developed land and is set within a woodland, which also contains a lake of approximately 1.0 acre in area. The site also contains a Local Wildlife Site (LoWs) on its boundary with the A134.

In 2015, the previous owner of the land allowed the site to be used for unlawful waste deposits. The quantum of material that has been dumped on the site is substantial; however, the respondent has had the material assessed and fortunately it is clean. There remains a need to resolve the unauthorised dumping of waste material, and the respondents have a meeting with Essex County Council waste enforcement team in mid-January 2026 to progress matters. A development on the site will inevitably assist in funding the cleansing of the land, and the restoration of the woodland and on site ecology assets, this could also include some enhancement of the Local Wildlife Site. Therefore, redevelopment on this site would not only assisting meeting housing provision in a sustainable location and settlement, but it would also have wider ecological and environmental benefits.

The redevelopment area of the site could accommodate between 20 to 30 dwellings which would be located on the northern common boundary of the settlement. The existing access has been assessed by transport engineers and is capable of accommodating the quantum of development envisaged, with policy compliant visibility splays over land in the respondent’s ownership or within the highway boundary. The site is accessible on an existing and lit footway alongside the A134 to local services and amenities. The new Village Hall and public open space is 580m form the site. The village shop and Yew Tree Pub are within 500m, and the village Primary School is an 800m walk along lit footways. The proposed site is therefore accessible on foot to a good range of services, including good bus services, which are just 224m from the site.

From a landscape perspective, the development within the site would be set partly within the woodland, which would prevent any views of the scheme to the south, east and west. To the north, existing boundary trees will only allow glimpsed views into the site. Any views of development on the site would be largely lost amongst the tree cover and thus would not intrude or harm the wider landscape or setting of the village.

Attached to these representations is a Concept Plan that illustrates the different land uses on the site, including an area where development would most likely, which could accommodate 20 -30 dwellings. The majority of the site would remain as a woodland, lake and LoWs. The development would also facilitate the longstanding and unresolved harm resulting from the waste deposits. Also provided with these representations is an extract from the Preferred Options Proposals Map, which illustrates the whole site in context, along with existing commitments and the proposed housing allocation. An area within the Concept Plan submitted, illustrates the approximate area available for redevelopment.

My client owns the parcel of land that abuts the existing built-up area of Dedham that is subject to Policy PP30: Land South of Long Road, Dedham, and wishes to confirm that the site remains deliverable and that the draft allocation for approximately 15 new dwellings and the text of the draft policy are acceptable, meaning that it is not necessary to submit comments through the consultation portal.

For the record, an initial assessment of the site-specific elements of the policy found that they can be delivered and that it is expected that the site will be developed in accordance with the draft policy. In the same order as they are set out in the policy:

a. A draft scheme for 10 bungalows was submitted with the Call for Sites but the greater density of development needed for 15 dwellings would not be unreasonable - it would equate to 25 dwellings per hectare, which would be in keeping with the character of the cul-de-sac streets behind the main roads through the village at Dedham Meade, Parson's Field and Forge Street.

b. The site directly abuts the highway on Long Road and the required visibility splays can be delivered without needing land in the ownership of a third party. It is expected that the vehicle access would be in the position of the existing field access.

c. Similarly, connectivity will be delivered for residents travelling on foot, with active travel options available and recreational access to the countryside taking advantage of the location of the site on the edge of Dedham.

d. The existing mature trees and hedgerows that enclose the site can be retained, except where extra space is needed for the site access.

e. A baseline for the biodiversity value of the site has not yet been assessed, although it is expected that an element of on-site mitigation can be delivered.

f. Retention of the trees and hedges will ensure that the site can be successfully screened, integrated into the surrounding countryside and respecting the character of the village.

g. Design of the new homes and materials to be used in their construction are a matter to be addressed following the adoption of the local plan. At this stage, there is no reason the scheme should not conserve the local distinctiveness and rural setting of Dedham, with any negative impacts able to be successfully mitigated.

h. The scale of the scheme is unlikely to affect the setting of nearby listed buildings, although a heritage assessment can be prepared to guide and support an application for planning permission to create the new homes.

i. and j. It is anticipated that detailed negotiations will be needed with Anglian Water to secure the required capacity in the foul water drainage network to accommodate the additional demand created by the new homes. It is expected that these discussions will begin in parallel to wider and more strategic discussions as part of the examination of the new local plan.

k. Sustainability measures will be integrated into the scheme for the new homes, including reducing the demand for water and separating foul and surface water flows.

On behalf of the owners of the site, I can confirm that the draft allocation for residential development is a sound and appropriate allocation policy, and that it is anticipated that the new homes will be under construction within five years of the adoption of the new local plan: the current strategy is for an application for planning permission to be prepared as the examination of the plan takes place, taking advantage of the point where the draft plan begins to be given weight in the determination of applications for planning permission. Based on the council's Local Development Scheme, it is expected that the application for planning permission will be submitted in the second half of 2027.

There are no constraints that would prevent the site from being developed, with no existing uses that would need to be relocated, no restrictions on access or ransom strips around the boundaries, no restrictive covenants that would prevent residential development, and no water courses, trees subject to a preservation order or contamination of the ground that would restrict the ability of the site to accommodate approximately fifteen new homes. Furthermore, there is vehicle access direct from Long Road and existing utility services run along the road which can be used to serve the new homes. The site is available as soon as the draft allocation is confirmed and the strong demand for new homes in Dedham means that residential development has already been found to be economically viable.


I trust that you will find this information submitted on behalf of [NAMES REDACTED] provides confirmation that draft Policy PP30: Land South of Long Road, Dedham and the allocation of the site for residential development comprising approximately 15 new homes is a deliverable, sound and appropriate allocation, meaning that it is not necessary to submit comments through the Regulation 18 consultation exercise. However, if you have any queries or should you require any additional information to support the draft allocation of the site for residential development through Policy PP30, please do not hesitate to contact me at the above address.

See Full Submission attachment

Officer summary of full submission. See attachment with detailed comments on numerous policies:
The overall message is one of support for CCC undertaking a review of the adopted Local Plan to ensure an up to date plan prepared in accordance with the NPPF is in place. ECC will continue the on-going engagement with CCC, through the Duty (or any replacement), to assist progress of the Plan to Regulation 19 (the Pre-Submission Plan), particularly with regards the strategic and cross boundary implications, including cumulative issues and opportunities arising from growth to ensure that the infrastructure requirements are identified, quantified, costed and phased where appropriate. ECC service areas have clearly outlined where further collaborative work/assessment needs to be undertaken (e.g. education provision and ongoing transportation modelling) to refine and resolve an issue; and ECC will continue to be engaged, alongside NH, on the proposals which have an impact on the A12 strategic transport corridor, in particular A12 junctions 25 to 28, A12 widening and junction improvements, and the A120 Corridor Maks Tey to Braintree.

There is support for the Draft Plan’s vision which covers environmental, social and economic needs and emphasises healthy living environments and green networks, environmental protection and economic growth. There is support that the mandatory housing target will be met in full and exceeded over the Plan period in accordance with the NPPF, and that future employment needs will be met (noting that some clarifications are sought) by providing a range in scale of additional employment land supply. ECC provides strong support for policies related to net zero carbon (in operation and embodied), water efficiency, health and well-being, and the environment (green and blue infrastructure and BNG. Recommendations are made throughout the response on policy wording (including policy omissions) and justification to strengthen clarity, effectiveness and delivery.

There is strong support for the inclusion of site-specific Place Policies and references to infrastructure requirements, but these will need to be reviewed and confirmed with ECC following this consultation and the agreement of a final spatial strategy by CCC. It is noted there are some omissions in the Draft Plan such as the allocation of a new secondary school. On this issue, ECC acknowledges the requirement is stated in the Infrastructure Assessment Delivery Plan (Stage 3) for site allocation PP18 Land North of A120 Marks Tey; and in the Infrastructure Topic Paper prepared by CCC, where Appendix A lists the infrastructure requirements for the preferred options site allocations (including those for education). Land for the secondary school (and all education requirements) will need to be allocated in the Pre-Submission Plan.

The review of the IDP and full plan viability assessment are key documents for ECC engagement and input following this round of consultation. The Viability Assessment will need to be reviewed following consultation to ensure it can align with the most up to date evidence relating to the EPOA net zero development policies and its viability evidence. Mention is also made in the response to specific localities and sites – notably Marks Tey and Langham – where discussion needs to take place and recommendations are made to ensure effective delivery if these proposed allocations are taken forward to the Pre-Submission Plan.