Colchester City Council Preferred Options Local Plan Regulation 18 Consultation 2025

The National Landscape team welcomes this policy particularly the requirement for all developments to provide on site Biodiversity Net Gain as a priority and wider environmental gains where possible.

The National Landscape team is broadly supportive of Policy E3. It is not clear why Irreplaceable habitats have been separated out into a separate policy E4. Policies E3 and E4 could be combined or alternatively policy E3 could be amended to include a sentence to sign post developers, planning consultants and development management planners and planning inspectors to policy E4 to ensure that Irreplaceable Habitats are properly considered in the planning process.

The National Landscape team broadly supports policy LC1. The need for the completion and submission of a Landscape and Visual Impact Assessment for all major applications in line with the most current Landscape Institute guidelines. We recommend that the policy is amended to state that an LVIA or a Landscape Appraisal as a minimum should also be required for applications for isolated homes in the countryside.

We are also seeking the following modification to criteria (b):
The scale, design, materials (including colour), lighting and landscaping measures.......landscape.

The National Landscape team broadly supports policy LC2. We recommend the following text changes to the policy text:
(a) Makes a positive contribution to the statutory purpose, to conserve and enhance the natural beauty of the National Landscape;
(b) Does not adversely affect the tranquillity and dark skies of the National Landscapes, taking account ........Design Guide 2023
(e) Furthers the statutory purpose of the National Landscape as per Section 85 (A1 ) of the CROW Act 2000

Penultimate paragraph - Residual impacts are those remaining once all mitigation has been delivered. It is not possible to mitigate residual impacts and this is where compensation needs to be considered as part of applying the mitigation hierarchy. This paragraph needs editing as follows.

Where exceptional development is suitable, landscape enhancements, mitigation or compensation measures must be provided. The Council will seek opportunities to mitigate the impact of features identified as having adverse impacts. Where residual impacts remain the payment of compensation will be necessary through payment to the Dedham Vale Sustainable Development Fund and or the Stour Valley Environment Fund.

The final paragraph needs to be amended to include other larger scale infrastructure projects for example solar farms which may come forward particularly in the setting to the Dedham Vale. The text should eb amended as follows:
In or near the National Landscape new infrastructure associated with electricity schemes must be undergrounded. The siting and scale of other major communication schemes or solar farms within the setting of the National Landscape will need careful consideration to help protect the natural beauty of the Dedham Vale and the special qualities of the Stour Valley Project Area. The last 2 paragraphs of the policy could be switched around to make the policy flow better

Para 6.9 In December 2023, the 'Levelling-up and Regeneration Act 2023' amended Section 85 A1 of the CROW Act 2000. The strengthened duty states that 'relevant authorities must seek to further the purposes' of the designated landscape and replaces the previous duty to 'have regard' to the purposes.

Para 6.10 - The first sentence needs editing for accuracy in terms of what constitutes natural beauty. The following text change is proposed: The Dedham Vale National Landscape has been designated for its national importance in terms of landscape and scenic quality, natural and cultural heritage features, relative tranquillity and is further enhanced through its close association with the works of artist John Constable.

The National Landscape team has produced a number of documents to ensure that new developments in the Dedham Vale National Landscape help to conserve and enhance the area's natural beauty Another key document is the Guidance on the Selection and Use of Colour in development for the Dedham Vale Area of Outstanding Natural Beauty

Can criteria d be amended as follows 'Supports the wider environmental, social and economic objectives as set out in the Management Plan 2021 -2026 for the Dedham Vale National Landscape and Stour Valley (and successor management plans) and complies with colour recommends in the Guidance on the Selection and Use of Colour in development for the Dedham Vale Outstanding Natural Beauty.

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.

Criteria (b should be amended to include lighting - see below

(b) The scale, design, materials, landscaping measures and sensitive lighting are appropriate and would lead to an enhancement of the character of the landscape.

The Dedham Vale National Landscape and Stour Valley project area Management Plan 2021-2026 is about to replaced with a new 5 year plan.

Amend criteria (d) to read Management Plan 2026-2031for the Dedham Vale National Landscape and Stour Valley (and successor management plans).

Policy PP37: Land North of Park Lane, Langham

Langham is classed as medium sized in the settlement hierarchy. Langham includes two areas of settlement, Langham Moor and St. Margaret’s Cross, linked by School Road. Langham is located close to the A12. A former WWII airfield lies between the two areas. The village contains a mixture of historic properties, farmhouses and more recent developments. In terms of facilities Langham has a public house, a community café, a community shop, community centre, recreation ground, a playground, football pitches and tennis courts.

An allocation of approximately 900 new dwellings is being proposed on land to the north of Park Lane in Langham. An existing allocation of 10 dwellings on land to the west of Wick Lane is being carried forward from the adopted Colchester Local Plan Section 2. This response is focused on the larger proposed allocation to the north of Park Lane. The boundary of the Dedham Vale National Landscape lies approximately 0.4km to the east (separated by the A12) and approximately 0.8km north of the large site proposed for allocation. Given the proximity to the National Landscape, the proposed allocated is considered to fall within the setting of the Dedham Vale National Landscape.

While the National Landscape team recognise that the proximity to the A12 makes this an attractive location for growth along a strategic transport corridor, an allocation for 900 dwellings is considered too high for Langham for several reasons.

Given the proximity to the National Landscape boundary, the National Landscape team considers that the addition of approximately 900 dwellings as proposed through policy PP37 has the potential to indirectly impact and reduce tranquillity levels in the National Landscape linked to the inevitable increase in traffic levels and traffic noise on the rural road network of the Dedham Vale National Landscape and from increased visitor pressure for recreational activities.

Paragraph 189 of the National Planning NPPF states 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".

Draft Local Plan Policy LC2 states that ’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.’ The policy continues that ‘Applications for major development or near the boundary of the Dedham Vale National Landscape will be refused unless in exceptional circumstances.’

The exceptional circumstances have not been evidenced, and tranquillity levels will be impacted.

Paragraph 187 of the National Planning Policy Framework requires ‘Planning policies and decisions to ‘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.’

Paragraph 198 of the National Landscape states that ‘Planning policies should ensure that new development is appropriate for its location taking into account the likely effects of pollution on... the natural environment" and to "b) identify and protect tranquil areas which have remained relatively undisturbed by noise and are prized for their recreational and amenity value for this reason" and ‘c) limit the impact of light pollution from artificial light on local amenity, intrinsically dark landscapes and nature conservation’.

Paragraph 190 states that: ‘Consideration of such applications should include an assessment of: c) any detrimental effect on the environment, the landscape...’

It is not clear from the Sustainability Assessment how or if impacts on the National Landscape have been considered. The scale of development being proposed at Langham, could have a significant negative impact within the setting of the Dedham Vale National Landscape.

Across the settlements of Boxted, Dedham Heath, Langham, and Great Horkesley a total of 1,488 new dwellings are being proposed. Alone and accumulatively the potential for increased light pollution along the southern boundary to the Dedham Vale National Landscape from these developments is very high.

The National Landscape team considers that lighting and pollution impacts should have been more thoroughly considered before promoting the allocation of site PP37 to better understand effects on the tranquillity/Dark Skies and water quality and water management issues and show these might affect the Dedham Vale National Landscape. Completing such assessments would also demonstrate that the City Council has actively sought to meet its Duty under Section 85 of the Countryside and Rights of Way Act 200.

For these reasons it is considered that there is a policy conflict between paragraphs 187, 189, 190 and 198 of the National Planning Policy Framework and the objectives of emerging Local Plan Policies LC2 and PP37.

Langham Parish Council’s Landscape and Heritage Report states that the area of farmland proposed for allocation forms ‘the historic landscape core of Langham village, separating Langham Moor and Langham Wick. It contributes to the open rural sense of place that frames the historic lanes and listed buildings’ around the village. The site proposed for allocation in PP37 contributes to this visual openness, provides recreational access to the countryside and maintains the separate identities of Langham Moor and Langham Wick.

Policy ST4 states that ‘The Council will consider the requirement for new development within the countryside to meet identified development needs in accordance with Colchester's spatial strategy while supporting the vitality of rural communities. This will be balanced against ensuring development does not have an adverse impact on the different roles and relationships between settlements and their separate identities". The policy continues that ‘Proposals must consider the role the landscape plays as an open buffer between settlements or areas of a settlement, and the resulting sense of separation and distinctive identity’.

Development on this site at this scale would have a significant adverse impact on local landscape character and the settlement morphology. It is considered that there is a conflict between policies ST4, LC1 and Policy PP37.



In terms of infrastructure Policy ST7 is relevant. Policy ST7 states that ‘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.

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 any growth to 2041 for Langham Wastewater Recycling Centre (WRC) which also provides wastewater treatment to Boxted. The report confirms ' a solution to protect water quality is possible but there are no plans to improve the WRC... There will be phasing implications, and no funding is secured’. The report recommends that ‘Early phasing of growth in Dedham….. and Langham is restricted until improvement plans are developed and funded for 2030 onwards" (AMP9 or AMP10).



In addition to the WRC capacity issues Langham Parish Council’s Sewerage & Surface Water Drainage Report identified groundwater infiltration problems associated with annual rainfall outruns, and states that ‘Langham WRC remains flow non-compliant'. The report identified the ‘need for a large water storage basin to regulate surface water discharge towards Black Brook’. This has further landscape implications given the proximity to the Dedham Vale National Landscape.

The apparent lack of headroom capacity at the Langham WRC to accommodate the growth proposed at Langham, the lack of planned upgrades to the Langham WRC and the lack of secured funding for any works needed at the Langham WRC conflicts with the objectives of policy ST7 and raises questions around the ability to deliver this site within the plan period. If this site is retained in the Submission Local Plan more evidence is needed to demonstrate that the WRC and surface water management issues can be resolved in a timely manner to protect areas beyond the site, including land and waterways within the Dedham Vale National against potential flooding or wastewater spillage.

Boxted is classed as a medium size in the emerging Local Plan. Development in Boxted is concentrated around 3 areas; Workhouse Hill, an area to the south of the parish to the west of Straight Road and at Boxted Cross which lies at the northern end of Straight Road. Development at Boxted Cross has grown in a linear manner around Straight Road/Carters Hill, Dedham Road/Cage Lane crossroads extending north eastwards as far as Cooks Lane. There is a primary school, community hall, café and recreations ground at Boxted Cross and St Petr Church to the north of Boxted Cross.

An allocation of 150 dwellings is being proposed at Boxted Cross on the north side of Straight Road. The boundary of the Dedham Vale National Landscape lies approximately 0.7km to the north of the site proposed for allocation at Boxted Cross. This site is considered to fall within the setting of the Dedham Vale National Landscape. There are open cross valley views of the site from Parsonage Hill to the north. Boxted Cross sits in an elevated position therefore development at the scale proposed will be highly visible from the Dedham Vale National Landscape in cross valley views from the north.

Paragraph 189 of the National Planning NPPF states 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".

Draft Local Plan Policy LC2 states that ‘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". The policy continues that ‘Applications for major development or near the boundary of the Dedham Vale National Landscape will be refused unless in exceptional circumstances’.

The addition of approximately 150 dwellings as proposed through policy PP26 has the potential to significantly increase light pollution levels within the setting of the National Landscape. This will directly impact tranquillity levels linked to increased light pollution from the proposed development. The addition of 150 new dwellings so close to the National Landscape also has the potential to further reduce tranquillity levels indirectly from an increase in traffic levels and traffic noise on the rural road network across the Dedham Vale National Landscape.

The exceptional circumstances have not been evidenced and the tranquillity of the National Landscape will be impacted.

Paragraph 187 of the National Planning Policy Framework requires Planning policies and decisions to ‘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."

Paragraph 198 of the National Planning Policy Framework states that ‘Planning policies should ensure that new development is appropriate for its location taking into account the likely effects of pollution on... the natural environment’ and to "b) identify and protect tranquil areas which have remained relatively undisturbed by noise and are prized for their recreational and amenity value for this reason" and ‘c) limit the impact of light pollution from artificial light on local amenity, intrinsically dark landscapes and nature conservation’.

Paragraph 190 states that: ‘Consideration of such applications should include an assessment of: c) any detrimental effect on the environment, the landscape...’

Across the settlements of Boxted, Dedham Heath, Langham, and Great Horkesley a total of 1,488 new dwellings are being proposed. All of these settlements lie in the setting to the Dedham Vale National Landscape. Alone and accumulatively the potential for increased light pollution along the southern boundary to the National Landscape from these developments is very high.

It is not clear from the Sustainability Assessment how or if impacts on the National Landscape have been considered. Lighting and pollution impacts should have been more thoroughly considered to better understand effects on the tranquillity/Dark Skies and water quality and water management issues and show these might affect the Dedham Vale National Landscape. before promoting the allocation of site PP26. Completing such assessments would also help to demonstrate that the City Council has actively sought to meet its Duty under Section 85 of the Countryside and Rights of Way Act 200.

There is a high risk that this development at the scale proposed will have a significant adverse effect within the setting to the Dedham Vale National Landscape. It is considered that there is a policy conflict between paragraphs between paragraphs 187, 189 and 190 of the National Planning Policy Framework and the objectives of emerging Local Plan Policies LC2 and PP26.

In the previous Local Plan, the developments needs for Boxted were identified and delivered through the Boxted Neighbourhood Plan. An update to the Boxted Neighbourhood Plan is currently being prepared. While the updated Neighbourhood plan has not reached an advanced stage, work has been undertaken to identify housing needs going forward. Rather than pursuing the current PP26 allocation, it may be appropriate for the Council to continue working with Boxted Parish Council to identify a more appropriate level of housing growth linked to identified need in Boxted that better conserves and enhances the neighbouring Dedham Vale National Landscape.