Colchester City Council Preferred Options Local Plan Regulation 18 Consultation 2025

Place policy PP37 is allocating approximately 900 new homes on the land North of Park Lane, Langham. The proposed site for development lies within the setting of the Dedham Vale National Landscape (the development will be within 400 metres of the National Landscape on the Eastern side, and within 800 metres of the boundary on the Northern side). This development will harm the rural character of the Dedham Vale National Landscape, and it will adversely affect the Dark Skies status campaign, as well as the tranquillity of the National Landscape.

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".

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". And "Applications for major development or in close proximity to the boundary of the Dedham Vale National Landscape will be refused unless in exceptional circumstances". There is thus a policy conflict between Policies LC2 and PP37.

With reference to the Langham Parish Council’s Landscape and Heritage Report, this area of farmland forms “the historic landscape core of Langham village, separating Langham Moor and Langham Wick and providing the open rural sense of place that frames historic lanes and listed buildings”. The site proposed for policy PP37 currently provides visual openness and recreational access to the countryside, maintaining the separate identities of Langham Moor and Langham Wick. Development on this site would have a significant adverse impact on views and the landscape character of the village, and there would be a loss of open space and public right of ways across the site, as well as an adverse impact on the settlement morphology.

Policy ST4 states: "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". And "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". Policy ST4 thus conflicts with PP37.

With reference to Langham Parish Council’s Landscape and Heritage report, policy PP37 lies within the historic airfield landscape, which includes the USA air force station 150 Monument to the North and Boxted Air Museum to the South. Major development on this site would have an adverse effect on the setting of this historic landscape. This conflicts with NPPF paragraph 216 and Policy LC1 (a). NPPF 218 should also be referenced within the criteria.

The addition of approximately 900 homes in policy PP37 will harm the rural character of the setting of the Dedham Vale National Landscape, and it will significantly increase light pollution, directly affecting the Dark Skies campaign. The addition of 900 homes will also affect the tranquillity and air quality of the setting of the Dedham Vale National Landscape with additional traffic on adjacent rural roads.

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."

NPPF paragraph 198 states: "Planning policies should also 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".

NPPF paragraph 190 states: "Consideration of such applications should include an assessment of: c) any detrimental effect on the environment, the landscape..."

Impact assessments for lighting and pollution should therefore have been carried out before proposing PP37 for development to ensure there will be no residual impact on the Dark Skies and tranquillity of the Dedham Vale National Landscape. There is no mention of assessments within the Sustainability Appraisal. There is a high risk that this development will have a significant adverse effect on the setting of the Dedham Vale National Landscape.

INFRASTRUCTURE
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 any growth to 2041 for Langham Wastewater Recycling Centre (WRC) which supplies wastewater treatment to Boxted and Langham. The report states: "No current capacity - 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, West Bergholt, and Langham may be restricted until improvement plans are developed and funded for 2030 onwards" (AMP9 or AMP10).

The Sewerage & Surface Water Drainage Report submitted by Langham Parish Council demonstrates the concerning groundwater infiltration problems associated with annual rainfall outruns, and that "Langham WRC remains flow non-compliant". With reference to the report, it has been identified that there is a “need for a large water storage basin to regulate surface water discharge rates towards Black Brook”. Black Brook is at capacity now and has to be annually cleaned by the Environment Agency, where it reaches the centre of Dedham village two miles away. The frequency of flooding in Dedham has increased over recent years. The current lack of capacity at Langham WRC and flooding issues at Black Brook need to be addressed first before sites linked to this WRC can be considered as a viable option to prevent any further impact on the Dedham Vale National Landscape.

In summary, there appears to be no secured funding recorded for the Langham WRC, no capacity for future growth, nor is there an improvement plan for the short or longer term. Due to the proximity to the Dedham Vale National Landscape, it is of the utmost importance that the water quality and connected habitats are protected from potential flooding or wastewater spillage.

Policy PP37 needs to address the significant adverse impact of future development on the setting of the Dedham Vale National Landscape before proceeding. The Dedham Vale Society also strongly supports the Langham Parish Council's response with regard to its concerns about the impact on the Dedham Vale National Landscape, the reports outlining the issues with the Langham WRC, and the impacts of development on the settlement and heritage of the village.

Place policy PP26 is allocating approximately 150 new homes on the land North of Boxted Straight Road. This development will be directly visible from the Dedham Vale National Landscape (DVNL) across the valley (approximately 0.7km to the North of the site); it will be visually intrusive, harm the rural character of the Dedham Vale, and it will adversely affect the tranquillity and Dark Skies of the National Landscape.

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".

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". And "Applications for major development or in close proximity to the boundary of the Dedham Vale National Landscape will be refused unless in exceptional circumstances". There is thus a policy conflict between Policies LC2 and PP26.

The addition of approximately 150 homes in policy PP26 within the setting of the Dedham Vale National Landscape will significantly increase light pollution, affecting the Dark Skies Status. The addition of 150 homes will also affect the tranquillity and air quality of the setting of the Dedham Vale National Landscape with additional traffic on adjacent rural roads such as Carters Hill and Dedham Road. Impact assessments for lighting and pollution should therefore have been carried out before proposing policy PP26 to ensure there will be no residual impact on the Dark Skies Initiative and tranquillity of the Dedham Vale National Landscape. Assessments required to demonstrate that development on this site would not adversely impact the integrity of habitats of the Dedham Vale (there seems to be no mention of impact assessments within the Sustainability Appraisal with regard to the Dedham Vale National Landscape).

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."

NPPF paragraph 198 states: "Planning policies should also 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". NPPF paragraph 190 states: "Consideration of such applications should include an assessment of: c) any detrimental effect on the environment, the landscape..."

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 any growth to 2041 for Langham Wastewater Recycling Centre (WRC) which supplies wastewater treatment to Boxted and Langham. The report states: "No current capacity - 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, West Bergholt, and Langham may be restricted until improvement plans are developed and funded for 2030 onwards" (AMP9 or AMP10).

The Sewerage & Surface Water Drainage Report submitted by Langham Parish Council demonstrates the concerning groundwater infiltration problems associated with annual rainfall outruns, and that "Langham WRC remains flow non-compliant". With reference to the report, it has been identified that there is a “need for a large water storage basin to regulate surface water discharge rates towards Black Brook”. Black Brook is at capacity now and has to be annually cleaned by the Environment Agency, where it reaches the centre of Dedham village two miles away. The frequency of flooding in Dedham has increased over recent years. The current lack of capacity at Langham WRC and flooding issues at Black Brook need to be addressed first before sites linked to this WRC can be considered as a viable option to prevent any further impact on the Dedham Vale National Landscape.

In summary, there appears to be no secured funding recorded for the Langham WRC, no capacity for future growth, nor is there an improvement plan for the short or longer term. Due to the proximity to the Dedham Vale National Landscape, it is of the utmost importance that the water quality and connected habitats are protected from potential flooding or wastewater spillage.

Thus, policy PP26 needs to address the significant adverse impact of development on the setting of the Dedham Vale National Landscape before proceeding. The Dedham Vale Society also supports the Objection Statement provided by Boxted Parish Council with regard to its concerns about landscape character, settlement boundaries, visual impact, and the conflicts with the Boxted Neighbourhood Plan.

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 any growth to 2041 for Langham Wastewater Recycling Centre (WRC) which supplies wastewater treatment to Boxted and Langham. The report states: "No current capacity - 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, West Bergholt, and Langham may be restricted until improvement plans are developed and funded for 2030 onwards" (AMP9 or AMP10).

The Sewerage & Surface Water Drainage Report submitted by Langham Parish Council demonstrates the concerning groundwater infiltration problems associated with annual rainfall outruns, and that "Langham WRC remains flow non-compliant". With reference to the report, it has been identified that there is a “need for a large water storage basin to regulate surface water discharge rates towards Black Brook”. Black Brook is at capacity now and has to be annually cleaned by the Environment Agency, where it reaches the centre of Dedham village two miles away. 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 within, and in the setting of, the Dedham Vale National Landscape.

The enhanced duty under Section 85 of the CRoW Act 2000 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".

The current lack of capacity at Langham WRC and flooding issues at Black Brook need to be addressed before sites linked to Langham WRC can be considered as a viable option to prevent any further adverse impact on the Dedham Vale National Landscape.

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.