Land North Of Rayne Road Bannister Green Felsted Data via plota.co.uk

UTT/25/2498/OP - Outline Permission Refused

Proposal

Outline application with all matters reserved except access for the erection of up to 100 dwellings, associated landscaping and open space, with access from Rayne Road Data via plota.co.uk

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View original council record ↗Last checked 18 Oct 2026, 06:34

Street View

Application progress

✓

Received

17 Sept 2025

✓

Validated

25 Sept 2025

✓

Consultation

4 Mar 2026

✗

Refused

9 Apr 2026

Appeal

Not lodged

Refused on 9 Apr 2026 · Committee Decision · Last checked 13 Oct 2026

Planning committee

Decided by Uttlesford Planning Committee on 8 Apr 2026.

Refused

As officers recommended.

Officers advised refusal because the homes would cause settlement coalescence, design harm and unresolved ecological impacts outweighing the benefits.
The parish council and residents objected over coalescence, countryside loss, infrastructure, access, flooding, biodiversity and village character; the agent supported the application.
Members refused the application, citing coalescence, excessive scale and its position outside the village’s built framework.

Read how the committee decided The proposed homes, site history, officers’ assessment, objections, speakers, committee debate, vote and reasons for refusal. Includes the meeting recording

Source: Plota analysis of Uttlesford's committee minutes of 8 Apr 2026.

Documents 118

Decision & officer reports 2

PDF ROPZ - REFUSAL OP Decision Notice · 9 Apr 2026 View ↗ PDF COMMITTEE REPORT B110-Officers Reports · 31 Mar 2026 View ↗

Statements & assessments 27

Plans & drawings 22

Application forms 1

PDF APPLICATION FORM B610-Supporting information · 17 Sept 2025 View ↗

Consultation & comments 56

PDF UDC LANDSCAPING - RESPONSE B900-AP Consultation Replies · 19 Mar 2026 View ↗ PDF ECC HIGHWAYS - REVISED RESPONSE B900-AP Consultation Replies · 18 Mar 2026 View ↗ PDF ECC HIGHWAYS - REVISED RESPONSE - UPDATED DESIGNERS RESPONSE B900-AP Consultation Replies · 18 Mar 2026 View ↗ PDF ECC HIGHWAYS - REVISED RESPONS - PLANE - UPDATED DESIGNERS RESPONSE B900-AP Consultation Replies · 18 Mar 2026 View ↗ PDF UDC URBAN DESIGN - COMMENTS B900-AP Consultation Replies · 16 Mar 2026 View ↗ PDF AGENT REBUTTAL TO CONSULTEES B610-Supporting information · 3 Mar 2026 View ↗

PDF Commenter’s name hidden Show B999 - Representation Letter · 16 Feb 2026 View ↗

PDF ECC HIGHWAYS - COMMENTS B900-AP Consultation Replies · 23 Jan 2026 View ↗ PDF ENVIRONMENTAL HEALTH - RESPONSE B900-AP Consultation Replies · 21 Nov 2025 View ↗

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

PDF ECC HIGHWAYS - RESPONSE B900-AP Consultation Replies · 18 Nov 2025 View ↗

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

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

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

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

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

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

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

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

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

PDF ESSEX POLICE DESIGNING OUT CRIME OFFICE - COMMENTS B900-AP Consultation Replies · 24 Oct 2025 View ↗ PDF FELSTED PARISH COUNCIL - RESPONSE B900-AP Consultation Replies · 23 Oct 2025 View ↗ PDF FELSTED PARISH COUNCIL - RESPONSE B900-AP Consultation Replies · 22 Oct 2025 View ↗ PDF AFFINITY WATER - RESPONSE B900-AP Consultation Replies · 22 Oct 2025 View ↗ PDF ECC SUDS - REVISED RESPONSE B900-AP Consultation Replies · 20 Oct 2025 View ↗

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

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

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

PDF ANGLIAN WATER - RESPONSE B900-AP Consultation Replies · 17 Oct 2025 View ↗ PDF UDC URBAN DESIGN - COMMENTS B900-AP Consultation Replies · 16 Oct 2025 View ↗

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

PDF INTERNAL HOUSING - COMMENTS B900-AP Consultation Replies · 16 Oct 2025 View ↗ PDF UDC CONSERVATION - RESPONSE B900-AP Consultation Replies · 16 Oct 2025 View ↗

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

PDF ECC EDUCATION - RESPONSE B900-AP Consultation Replies · 14 Oct 2025 View ↗ PDF NHS EAST OF ENGLAND AMBULANCE - RESPONSE B900-AP Consultation Replies · 13 Oct 2025 View ↗

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

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

PDF NHS HERT AND WEST ESSEX - RESPONSE B900-AP Consultation Replies · 8 Oct 2025 View ↗ PDF NATURAL ENGLAND - RESPONSE B900-AP Consultation Replies · 7 Oct 2025 View ↗ PDF ECC SUD -RESPONSE B900-AP Consultation Replies · 7 Oct 2025 View ↗ PDF ARCHAEOLOGY PLACE SERVICES - COMMENTS B900-AP Consultation Replies · 6 Oct 2025 View ↗

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

PDF AFFINITY WATER - RESPONSE B900-AP Consultation Replies · 2 Oct 2025 View ↗ PDF ESSEX POLICE - RESPONSE B900-AP Consultation Replies · 2 Oct 2025 View ↗ PDF ESSEX POLICE - RESPONSE B900-AP Consultation Replies · 2 Oct 2025 View ↗ PDF UDC HOUSING - RESPONSE B900-AP Consultation Replies · 30 Sept 2025 View ↗ PDF UKPN - LETTER B900-AP Consultation Replies · 25 Sept 2025 View ↗ PDF CADENT GAS - RESPONSE B900-AP Consultation Replies · 25 Sept 2025 View ↗ PDF ESP - RESPONSE B900-AP Consultation Replies · 25 Sept 2025 View ↗

Site constraints 1

Agricultural land, grade 3a

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.

Not affected

Outside flood zones 2 and 3 · Not green belt · No listed building at the site

Checked on 13 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: Outline Permission
Postcode: CM6 3NL
Received: 17 Sept 2025
Validated: 25 Sept 2025
Ward: Felsted And Stebbing
Parish: Felsted
Case officer: Show
Target decision: 18 Apr 2026
Decision: Refuse
Decision date: 9 Apr 2026
Decision level: Committee Decision
Applicant: Show
Agent: Trevor Dodkins

How this decision compares

Decided in 196 days from validation, 140 days slower than Uttlesford's median of 56 for outline applications. Refused, as 50% of outline applications here are.

This one196d

Council56d

UK67d

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.

147 neighbours consulted · Last counted 13 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: PP-14165104
Planning Portal ref: PP-14165104
Neighbours: 9 Apr 2026
Consultation: 4 Mar 2026
Comments by: 18 Mar 2026
Site or press notice: 16 Oct 2025
Committee: 8 Apr 2026
Statutory expiry: 25 Dec 2025
Env. assessment: No

Historical activity at this location

2 nearby applications on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2023 Withdrawn

Land Adjacent Westbrook Bannister Green Felsted Dunmow CM6 3NL

Outline application with all matters reserved except access, appearance, layout and scale…

UTT/23/1055/OP 22 Jun 2023

2023 Withdrawn

Land Adjacent Westbrook Bannister Green Felsted Dunmow CM6 3NL

Outline application with all matters reserved except access, appearance, layout and scale…

UTT/23/1055/OP 22 Jun 2023

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