Land At Sunnybrook Farm Braintree Road Felsted Essex Data via plota.co.uk

UTT/25/3242/FUL - Fully Detailed Refused

Proposal

Erection of 17 no. dwellings with access, landscaping and associated infrastructure Data via plota.co.uk

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View original council record ↗Last checked 3 Oct 2026, 14:43

Street View

Application progress

✓

Received

1 Dec 2025

✓

Validated

10 Dec 2025

✓

Consultation

1 May 2026

✗

Refused

13 Jul 2026

Appeal

Not lodged

Refused on 13 Jul 2026 · Committee Decision · Last checked 3 Oct 2026

Documents 116

Decision & officer reports 2

PDF RFULZ - REFUSAL FUL Decision Notice · 13 Jul 2026 View ↗ PDF Committee Report Committee Report · 29 Jun 2026 View ↗

Statements & assessments 29

Plans & drawings 47

Application forms 1

PDF APPLICATION FORM B610-Supporting information · 10 Dec 2025 View ↗

Consultation & comments 25

PDF Commenter’s name hidden Show B999 - Representation Letter · 9 Jan 2026 View ↗

Site constraints 2

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) agrees.

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.

Also on the record

2 listed buildings within 150 m.

Not affected

Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 3 October 2026. Historic England, the Environment Agency, Natural England 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: Fully Detailed
Received: 1 Dec 2025
Validated: 10 Dec 2025
Ward: Felsted And Stebbing
Parish: Felsted
Case officer: Show
Target decision: 15 Jun 2026
Decision: Refuse
Decision date: 13 Jul 2026
Decision level: Committee Decision
Applicant: Show
Agent: Ceres Property

How this decision compares

Decided in 215 days from validation, 160 days slower than Uttlesford's median of 55 for new homes. Refused, as 45% of new homes here are.

This one215d

Council55d

UK57d

60%decided within 8 weeks

55%approved

6%go to committee

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

Public comments

No public comments yet.

88 neighbours consulted · Last counted 3 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: PP-14505164
Neighbours: 13 Jul 2026
Consultation: 1 May 2026
Comments by: 15 May 2026
Site or press notice: 17 Dec 2025
Committee: 8 Jul 2026
Statutory expiry: 11 Mar 2026
Env. assessment: No

Uttlesford

Planning Authority Score

6.2/10

Average

#95 of 296 councils

Relevant to this application:

Householder decisions

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