Ground level changes at Land to rear of 135 and 137 Fronks Road, Dovercourt

What was proposed

The application sought changes to approved plans so ground levels could increase across the site while the design, scale and layout remained unchanged.

“Development: Application under Section 73 of the Town and Country Planning Act for Variation of Condition 2 (Approved Plans) of application 24/00254/FUL to increase the ground levels across the site…”

“This application seeks planning permission for the variation of the approved plans within 24/00254/FUL, in order to facilitate alterations to the ground levels across the site in comparison to what was previously approved. The level changes range across the site between -0.6 metres (towards the northern section of the site by Plot A) and 1.5 metres (to the southern section of the site by Plot E).”

Officer report

The site and its history

The site is behind two properties and beside Orchard Close, with permission already granted and construction of five bungalows nearing completion.

“The application site is land that is located to the rear of Numbers 135 and 137 Fronks Road, and immediately adjacent to the east of Orchard Close, a nine dwelling development granted planning permission (references 20/01153/FUL and 22/01227/VOC) and recently finished construction at the time of the Officer's site visit.”

“Under reference 23/01511/FUL, planning permission was granted in December 2023 for five dwellings sited to the rear of 135 and 137 Fronks Road, in what is a very similar scheme to that currently being applied for.”

Officer report

Consultation and objections

Highways did not object, while the town council and seven objectors raised concerns about neighbouring impacts, privacy, overlooking and boundary treatments.

“Harwich Town Council have objected to the application on the grounds that, owing to the increased height difference in the grounds levels, there would be a negative impact on the existing neighbouring properties.”

“Invasion of privacy to gardens to the rear of the site; • Overlooking concerns; • Development will appear intrusive and oppressive; • Is a breach of the earlier planning conditions; and • Boundary treatments are out of scale and character with the area.”

Officer report

Why the matter was deferred

Members previously deferred the application to obtain surface water drainage details and explore boundary treatment and possible design changes.

“The Committee was reminded that the application was initially before the Planning Committee in June 2025; however, it was deferred by Members in order to allow for the submission of surface water drainage details as well as exploring for the boundary treatment and whether it would be feasible to amend the design.”

Minutes

Drainage and boundaries

The drainage information described attenuation tanks and permeable roads, while boundary details confirmed materials, heights and retaining walls on the applicant’s land.

“Members heard that the agent for the application had provided a Drainage Technical Note as well as a Drainage Layout, which confirmed surface water was attenuated in tanks before it was discharged into the existing sewer at greenfield run off rates.”

“The Committee were made aware that with regard to the boundary treatment, the details provided remained as before. However, the agent for the application had provided details to show the extent of the height and materials on each of the site boundaries, as well as confirming the retaining walls were on the applicant’s land and the design was a combination of steel king posts and concrete sleepers.”

Minutes

Who spoke

The council’s Senior Planning Officer gave an oral presentation, and an update included a further resident objection about safety, drainage, maintenance and property values.

The committee decision

Councillors moved and seconded a resolution authorising planning permission with the stated conditions and necessary informative notes.

“1) the Head of Planning and Building Control be authorised to grant planning permission subject to the conditions as stated at paragraph 10.2 of the Officer report (A.3), or varied as is necessary to ensure the wording is enforceable, precise, and reasonable in all other respects, including appropriate updates, so long as the principle of the conditions as referenced is retained; and…”

“2) the sending to the applicant of the informative notes as may be deemed necessary.”

Minutes