Colchester City Council Preferred Options Local Plan Regulation 18 Consultation 2025

Great Horkesley is classed as medium sized in the settlement hierarchy. Great Horkesley is essentially linear in shape and has developed over time along the old Roman road that radiates away from north Colchester (now the A134). More recently development has spread westwards along a number of roads off the main road. Land to the east of the main road has remained relatively free of development and is more open in character. Great Horkesley is fragmented with the main core of the settlement to the south and two smaller fragments to the north along the A134. The southern edge of the main part of the village is approximately 0.6km from the Colchester urban edge and is located north of the A12. There are a range of services and facilities within the village.

An allocation of 400 new dwellings is being proposed on land to the north of Coach Road. The boundary of the Dedham Vale National Landscape lies approximately 2km to the north of the site proposed for allocation. Given the relative proximity to the National Landscape, it is considered that the addition of approximately 400 more dwellings as proposed through policy PP34 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 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’.

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 Great Horkesley, 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. All of these settlements lie in the setting to the Dedham Vale National Landscape. Alone and cumulatively the potential for increased light pollution along the southern boundary to the National Landscape from these developments is very high.

The National Landscape team considers that lighting impacts should have been more thoroughly considered before promoting the allocation of site PP34 to better understand effects on the tranquillity/Dark Skies. 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 189, and 198 of the National Planning Policy Framework and the objectives of emerging Local Plan Policies LC2 and PP34.

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, valued landscapes, the intrinsic character and beauty of the countryside and visual amenity. The intrinsic character and beauty of the countryside will be recognised and assessed, and development will only be permitted where it would not adversely affect the intrinsic character and beauty of the countryside.

Development on this site at this scale could have a significant adverse impact on local landscape character and extend development westwards in Great Horkesley into the open countryside. It is considered that there is a conflict between policies ST4, LC1 and Policy PP34.

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 concluded that the West Bergholt WRC which serves Great Horkesley concluded that West Bergholt WRC has limited or no baseline capacity with no improvement plan identified in AW’s AMP8 Business Plan for delivery before 2030. Early phasing of growth in this drainage catchments may be restricted until improvement plans are developed for 2030 onwards (AMP9 or AMP10)

The lack of baseline capacity at the West Bergholt WRC to manage waste water from the proposed growth in Great Horkesley coupled with the lack of planned upgrades to the WRC and the lack of secured funding for any works needed at the Langham WRC 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, and r to resolve potential conflicts with the objectives of policy ST7