Five-bedroom detached dwelling at Green Man Lane, Little Braxted

The site and surroundings

The grassland meadow lies outside a settlement boundary behind a listed public house, with homes, woodland, paddocks and access from a narrow track nearby.

“It is situated to the rear/south of the Green Man Public House (Grade II Listed) which is within the same ownership as the application site. To the north of the site is a cluster of residential dwellings. The Green Man Cottage to the north west of the site is Grade II Listed.”

“Vehicular access to the site is gained from the Green Man Lane, off Kelvedon Road which serves the neighbouring dwellings of ‘Tapwoods’ and ‘Woodstock’. It is a narrow single unmade track which also provides access to an Anglian Water pumping area.”

Officer report

Earlier application

The same development was refused in January 2025 because officers considered the countryside location unsustainable and too dependent on cars.

“An application for the same development was refused by the North Western Area Planning Committee in January 2025, with the single reason for refusal being:”

“The site is located outside of a defined settlement boundary and is in open countryside, where policy constraints apply. Future occupants of the site would be heavily reliant on the use of the car to gain access to everyday services and facilities and employment opportunities and as such the proposal does not provide a sustainable form of development.”

Officer report

Why officers supported it

Officers considered the cycle network, nearby bus service and village facilities outweighed the site’s limited pedestrian access and supported approval.

“Officers remain unconvinced that the site is in an accessible location for pedestrians. However, as set out in the Transport Statement, the location of the Sustrans cycle network does clearly indicate the site can be accessed by means other than the private car and therefore does provide a genuine choice of transport mode in accordance with paragraph 110 of the National Planning Policy Framework (NPPF).”

“It is therefore considered that the proposed development, for the reasons explained in this assessment the site is, on balance, located in a sustainable location due to the presence of the Sustrans cycle route and proximity of the site to services and facilities in Wickham Bishops. The applicant has demonstrated through this updated submission that alternative means of transport, in particular cycling, are available.”

Officer report

Consultees and objections

The parish council recommended refusal, while specialist consultees generally raised no objection subject to conditions; one letter also objected.

“An informative to secure mandatory biodiversity net gain is recommended. Noted and discussed in paragraph 5.9 Arboricultural Consultant No objection subject to conditions relating to a condition requiring development is undertaken in accordance with submitted arboricultural report and plans. Noted and discussed in paragraph 5.7.”

Officer report

Who spoke

The agent and an objector addressed the committee after the officer presentation.

Members’ discussion

Members asked whether the proposed cycling route was sufficient, and the officer said it made the site more sustainable.

“Members queried if the proposed new cycling route was enough of a reason to allow this development. The Officer responded that this had been taken into consideration and did make the application site a more sustainable location.”

Minutes

The vote

A motion to approve the application in line with the officer recommendation was seconded and agreed unanimously.

“Councillor J C Hughes proposed that Members approve the application in line with the Officers recommendation. This was duly seconded and upon a vote being taken the proposal was agreed unanimously.”

Minutes

The decision

The application was approved subject to the listed conditions and the submitted Unilateral Undertaking, including a financial contribution for coastal recreational mitigation.

“RESOLVED that the application be APPROVED subject to the conditions set out below and the submitted Unilateral Undertaking.”

“Heads Of Terms Of Any Section 106 Agreement A financial contribution of £169.45 for mitigating the impact upon the Zone of Influence (ZoI) of the Essex Coast RAMS as new residential development is likely to have a significant effect on the sensitive interest features of these coastal European designated sites, through increased recreational pressure when considered ‘in combination’ with other plans and projects.”

Minutes