Land West Of Birchanger Lane Birchanger Data via plota.co.uk

UTT/25/3011/OP - Outline Permission Refused at committee

Refused at planning committee on 10 June 2026. The council has not issued its decision notice yet.

Proposal

Outline application for up to 180 dwellings and access, landscaping and associated infrastructure. All matters reserved except access Data via plota.co.uk

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View original council record ↗Last checked 28 Oct 2026, 10:02

Street View

Application progress

✓

Received

7 Nov 2025

✓

Consultation

10 Apr 2026

✓

Committee

10 Jun 2026

Decision notice

Not issued yet

Appeal

Appeal lodged

Under consideration

No decision has been issued yet. Plota predicted a decision soon after comments close on 12 Aug 2026; it is now day 356.

The consultation period closed on 12 Aug 2026.

Planning committee

Decided by Uttlesford Planning Committee on 10 Jun 2026. The council has not yet issued its decision notice.

Refused

Against officer advice: officers had recommended approval.

Officers advised approval because the benefits, including housing and affordable homes, outweighed Green Belt, landscape and heritage harm.
The committee refused the application, finding it unallocated Green Belt development without very special circumstances.

Read how the committee decided The proposal, site, officers’ advice, objections, debate, speakers, vote and reasons for refusal. Includes the meeting recording

Source: Plota analysis of Uttlesford's committee minutes of 10 Jun 2026.

Documents 1069

Decision & officer reports 1

PDF COMMITTEE REPORT Committee Report · 2 Jun 2026 View ↗

Statements & assessments 111

Plans & drawings 29

Application forms 1

PDF APPLICATION FORM B610-Supporting information · 7 Nov 2025 View ↗

Consultation & comments 874

PDF ECC EDUCATION - RESPONSE B900-AP Consultation Replies · 3 Jul 2026 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 8 Jun 2026 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 3 Jun 2026 View ↗

PDF ECC HIGHWAYS - COMMENTS B900-AP Consultation Replies · 26 May 2026 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 15 May 2026 View ↗

PDF NATURAL ENGLAND - COMMENTS B900-AP Consultation Replies · 15 Apr 2026 View ↗ PDF NATURAL ENGLAND - REVISED RESPONSE B900-AP Consultation Replies · 13 Apr 2026 View ↗ PDF HISTORIC ENGLAND - COMMENTS B900-AP Consultation Replies · 8 Apr 2026 View ↗ PDF TECHNICAL NOTE - ECC HIGHWAYS COMMENT TRACKER B610-Supporting information · 8 Apr 2026 View ↗ PDF SUPPORTING INFORMATION - RSA DESIGNER'S RESPONSE ACCESS WORKS B610-Supporting information · 8 Apr 2026 View ↗ PDF SUPPORTING INFORMATION - RSA DESIGNER'S RESPONSE JUNCTION UPGRADE B610-Supporting information · 8 Apr 2026 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 3 Apr 2026 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 31 Mar 2026 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 27 Mar 2026 View ↗

PDF ECC HIGHWAYS - COMMENTS B900-AP Consultation Replies · 17 Mar 2026 View ↗ PDF ECC SUDS - COMMENTS B900-AP Consultation Replies · 4 Mar 2026 View ↗ PDF MAG AERODROME SAFEGUARDING - REVISED RESPONSE B900-AP Consultation Replies · 20 Feb 2026 View ↗ PDF RESPONSE TO LLFA COMMENTS B610-Supporting information · 10 Feb 2026 View ↗ PDF UDC URBAN DESIGN - FURTHER COMMENTS B900-AP Consultation Replies · 9 Feb 2026 View ↗ PDF NATIONAL HIGHWAYS - FURTHER RESPONSE B900-AP Consultation Replies · 9 Feb 2026 View ↗ PDF ENVIRONMENTAL HEALTH - RESPONSE B900-AP Consultation Replies · 7 Feb 2026 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 2 Feb 2026 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 26 Jan 2026 View ↗

PDF ECC ARCHAEOLOGY - RESPONSE B900-AP Consultation Replies · 19 Jan 2026 View ↗ PDF HERTFORDSHIRE COUNTY COUNCIL - RESPONSE B900-AP Consultation Replies · 19 Jan 2026 View ↗ PDF TECHNICAL NOTE - RESPONSE TO HCC HIGHWAYS B610-Supporting information · 16 Jan 2026 View ↗ PDF TECHNICAL NOTE - RESPONSE TO NATIONAL HIGHWAYS B610-Supporting information · 16 Jan 2026 View ↗ PDF APPLICANT RESPONSE TO HERTS HIGHWAYS B610-Supporting information · 16 Jan 2026 View ↗ PDF ECC SUDS - RESPONSE B900-AP Consultation Replies · 15 Jan 2026 View ↗ PDF ECC SUDS - RESPONSE B900-AP Consultation Replies · 15 Jan 2026 View ↗ PDF BISHOP'S STORTFORD TOWN COUNCIL - RESPONSE B900-AP Consultation Replies · 13 Jan 2026 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 12 Jan 2026 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 11 Jan 2026 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 10 Jan 2026 View ↗

PDF ECC EDUCATION - RESPONSE B900-AP Consultation Replies · 5 Jan 2026 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 5 Jan 2026 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 30 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 29 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 27 Dec 2025 View ↗

PDF STANSTED PARISH COUNCIL - COMMENTS B900-AP Consultation Replies · 24 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 24 Dec 2025 View ↗

PDF BIRCHANGER PARISH COUNCIL - RESPONSE B900-AP Consultation Replies · 24 Dec 2025 View ↗ PDF NHS HERTS AND WEST ESSEX ICB - COMMENTS B900-AP Consultation Replies · 23 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 22 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 20 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 19 Dec 2025 View ↗

PDF UDC LANDSCAPING - RESPONSE B900-AP Consultation Replies · 19 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 19 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 18 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 17 Dec 2025 View ↗

PDF UDC CONSERVATION OFFICER - RESPONSE B900-AP Consultation Replies · 17 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 17 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 16 Dec 2025 View ↗

IMG Commenter’s name hidden Show B999 - Representation Letter · 15 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 15 Dec 2025 View ↗

PDF HERTFORDSHIRE COUNTY COUNCIL - RESPONSE B900-AP Consultation Replies · 15 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 15 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 14 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 13 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 12 Dec 2025 View ↗

PDF NATIONAL HIGHWAYS - RESPONSE B900-AP Consultation Replies · 12 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 12 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 11 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 10 Dec 2025 View ↗

PDF EAST OF ENGLAND AMBULANCE SERVICE NHS TRUST - COMMENTS B900-AP Consultation Replies · 10 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 10 Dec 2025 View ↗

PDF UDC URBAN DESIGN - COMMENTS B900-AP Consultation Replies · 10 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 10 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 9 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 8 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 7 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 6 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 5 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 4 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 3 Dec 2025 View ↗

PDF ESSEX FIRE AND RESCUE - RESPONSE B900-AP Consultation Replies · 3 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 3 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 2 Dec 2025 View ↗

PDF NATIONAL TRUST - RESPONSE B900-AP Consultation Replies · 2 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 2 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 1 Dec 2025 View ↗

PDF AERODROME SAFEGUARDING - RESPONSE B900-AP Consultation Replies · 1 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 1 Dec 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 30 Nov 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 29 Nov 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 28 Nov 2025 View ↗

PDF NATURAL ENGLAND - COMMENTS B900-AP Consultation Replies · 28 Nov 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 28 Nov 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 27 Nov 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 26 Nov 2025 View ↗

PDF THAMES WATER - RESPONSE B900-AP Consultation Replies · 26 Nov 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 26 Nov 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 25 Nov 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 24 Nov 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 23 Nov 2025 View ↗

PDF Commenter’s name hidden Show B900-AP Consultation Replies · 23 Nov 2025 View ↗

PDF 16 HERMITAGE HOUSE - COMMENTS B900-AP Consultation Replies · 23 Nov 2025 View ↗

PDF Commenter’s name hidden Show B900-AP Consultation Replies · 23 Nov 2025 View ↗

PDF 2 GREENFIELDS - COMMENTS B900-AP Consultation Replies · 23 Nov 2025 View ↗ PDF 2 GREENFIELDS - COMMENTS - ATTACHMENTS B900-AP Consultation Replies · 23 Nov 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 23 Nov 2025 View ↗

PDF 6 WATER LANE - COMMENTS B900-AP Consultation Replies · 23 Nov 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 23 Nov 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 22 Nov 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 21 Nov 2025 View ↗

PDF Objector’s name hidden Show Objection Comment · 21 Nov 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 20 Nov 2025 View ↗

PDF PS ARCHAEOLOGICAL - RESPONSE B900-AP Consultation Replies · 19 Nov 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 19 Nov 2025 View ↗

PDF AFFINITY WATER - RESPONSE B900-AP Consultation Replies · 19 Nov 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 19 Nov 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 18 Nov 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 17 Nov 2025 View ↗

PDF ACTIVE TRAVEL ENGLAND - RESPONSE B900-AP Consultation Replies · 17 Nov 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 17 Nov 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 16 Nov 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 15 Nov 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 14 Nov 2025 View ↗

PDF UDC HOUSING - RESPONSE B900-AP Consultation Replies · 14 Nov 2025 View ↗ PDF NATS - COMMENTS B900-AP Consultation Replies · 13 Nov 2025 View ↗ PDF ESSEX POLICE - RESPONSE B900-AP Consultation Replies · 13 Nov 2025 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 13 Nov 2025 View ↗

PDF GIGACLEAR LTD - COMMENTS B900-AP Consultation Replies · 12 Nov 2025 View ↗ PDF CADENT GAS - COMMENTS B900-AP Consultation Replies · 12 Nov 2025 View ↗ PDF GIGACLEAR LETTER - RESPONSE B900-AP Consultation Replies · 12 Nov 2025 View ↗ PDF UKPN - LETTER RESPONSE B900-AP Consultation Replies · 12 Nov 2025 View ↗ PDF CADENT GAS - LETTER RESPONSE B900-AP Consultation Replies · 12 Nov 2025 View ↗ PDF UKPN - LETTER RESPONSE B900-AP Consultation Replies · 12 Nov 2025 View ↗

Site constraints 5

Green belt: London

Inappropriate development needs very special circumstances.

Green belt policy allows a short list of exceptions, such as limited extensions and replacement buildings. Anything else needs very special circumstances that clearly outweigh the harm. Some green belt land can count as grey belt, where it does not strongly serve the green belt's purposes. The council decides this in its green belt assessment or on each application, so we do not mark it here.

Read the government guidance ↗

Agricultural land, grade 2

Best and most versatile land (grades 1, 2 and 3a). Source: the Predictive Agricultural Land Classification Map (Defra and Natural England, 2025; the Welsh Government's Predictive ALC Map 2 in Wales), a model rather than a site survey. Natural England's Provisional ALC map (1:250,000, 1970s), which most planning maps still show, had this area as grade 3. The predicted grade is Defra's current estimate; only a site survey settles it.

Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.

Public footpath 26 m away

Matters where it crosses or adjoins the site: obstructing a path without a diversion order is an offence, and work cannot start until the order is confirmed.

Compiled from highway authority data, not the legal definitive map. A few authorities have not published, so no path shown is not proof there is none.

Also on the record

Radon affected area, class 2; 1 listed building within 150 m.

Not affected

Outside flood zones 2 and 3 · No scheduled monument at the site

Checked on 9 October 2026. Historic England, the Environment Agency, Natural England, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI) and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Important details

Council: Uttlesford
Application type: Outline Permission
Received: 7 Nov 2025
Validated: 7 Nov 2025
Ward: Stansted South And Birchanger
Parish: Birchanger
Case officer: Show
Target decision: 15 Jun 2026
Decision level: Committee Decision
Applicant: Show
Agent: Lucid Planning Ltd

Decision outlook

Day 356, past the statutory target. 72% of outline applications in Uttlesford are decided within thirteen weeks; extensions of time are common, and the council need not decide on the day. Last seen undecided on 28 Oct 2026.

target

predicted

Day 356265 days past the 91-day target

53%decided within 8 weeks

50%approved

14%go to committee

Plota live figures for outline applications decided by Uttlesford in the last twelve months, from validation. Uttlesford decision record →

Public comments

No public comments yet.

878 neighbours consulted · Last counted 28 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: PP-14408304
Planning Portal ref: PP-14408304
Neighbours: 27 Mar 2026
Consultation: 10 Apr 2026
Comments by: 12 Aug 2026
Site or press notice: 19 Nov 2025
Committee: 10 Jun 2026
Statutory expiry: 27 Feb 2026
Env. assessment: Yes

Uttlesford

Planning Authority Score

6.2/10

Average

#95 of 296 councils

Relevant to this application:

Major dwellings

Uttlesford is faster than most councils at deciding householder applications, ranking #31 out of 296. Only 25% of applications have the time limit extended, well below the 41% national average - the council usually decides on time. Uttlesford is also one of the strictest councils - it refuses more householder applications than almost any other, with only 82% approved vs 90% nationally.

One of the strictest councils

only 82% approved vs 90% nationally

These figures are council-wide context, not a prediction for this application. View full council performance

Uttlesford decision statistics

Based on MHCLG data, the year to March 2026

77%

Overall approval rate

Below avg (87%) #280 of 296

82%

Householder approved

Below avg (90%) #272 of 296

82%

Decided in 8 weeks

Above avg (63%) #31 of 296

25%

Extended time limit

Below avg (41%) #33 of 296

71%

Minor dwellings approved

276 decided (1-9 homes)

87%

Major dwellings approved

23 decided (10+ homes)

64%

Change of use approved

28 decided

1,247

Total decisions

288 refused in the year to March 2026

Land West Of Birchanger Lane Birchanger Data via plota.co.uk

Proposal

Application progress

Planning committee

Documents 1069

Decision & officer reports 1

Statements & assessments 111

Plans & drawings 29

Application forms 1

Consultation & comments 874

Other documents 53

Site constraints 5

Nearby new applications

Important details

Decision outlook

Public comments

Consultation & key dates