155 homes at Land West Of Garnetts, Dunmow Road, Takeley

What was proposed

Reserved matters approval was sought for the layout, scale, appearance and landscaping of 155 dwellings following outline permission.

“PROPOSAL: Details following outline application UTT/21/3311/OP - details of access, appearance, landscaping, layout and scale for 155 dwellings…”

“This Reserved Matters application seeks approval for layout, scale, appearance and landscaping in respect of 155 dwellings on land to the west of Garnetts, Takeley. The site has outline planning consent for the following: Outline planning application with all matters reserved, for up to 155 dwellings (including affordable housing and self/custom build plots), as well as public open space, children's play area, land retained in agricultural use, landscaping and all other…”

Officer report

The site and its surroundings

The largely agricultural site lies on Takeley’s north-western edge, beside existing homes, a listed church, a public footpath and nearby open land.

“The site is located on the north-western edge of Takeley, with existing residential development adjoining its southern and eastern boundaries. It extends to approximately 14.54 hectares, is predominantly level with a gentle slope falling from south to north and is currently in agricultural use as a single arable field. There is no built development within the site.”

“Along the southern boundary, the site abuts a mix of dwellings fronting Dunmow Road, as well as the village hall, cricket club, and children’s play area. To the west lies the Grade I listed Church of the Holy Trinity and its associated access from Dunmow Road. The application site wraps around the existing electricity sub-station located at the western end of Garnetts.”

Officer report

Earlier planning history

The application followed an approved outline scheme for up to 155 homes and sits beside an approved 119-home appeal scheme to the north.

“To the north, the site adjoins land granted outline planning permission on appeal (ref: APP/C1570/W/19/3234530; UTT/19/0393/OP) for 119 dwellings with access and associated works, with reserved matters subsequently approved by Planning Committee on 27 April 2022.”

“No relevant site history other than the approved outline application on the site that this reserved matters application follows and the appeal to the north – see section 3.”

Officer report

Why officers supported it

Officers considered the scheme coherent, well designed and policy compliant, with affordable housing, connectivity, open space and mitigation for heritage and environmental effects.

“The proposed scheme is consistent with the parameters set at outline stage and the adopted Design Code. The scheme delivers a coherent settlement structure with a hierarchy of streets, active frontages, and an appropriate response to the site’s context, including views toward the Grade I listed Church of Holy Trinity.”

“The housing mix is considered appropriate and compliant with Policy H9, the Section 106 agreement, and up-to-date housing needs evidence. Affordable homes are well distributed across the site and tenure split requirements are met. Market housing is weighted toward two- and three-bedroom units in accordance with Policy H10 and the 2020 Housing for New Communities study.”

Officer report

Consultation responses

The Parish Council supported the application, highways accepted it subject to conditions, and several consultees raised no objection or supported approval with conditions.

“This planning application is for the reserved matters of access, layout, appearance, scale and landscaping in relation to outline permission UTT/21/3311/OP. The Highway Authority has assessed the information which has been submitted with the planning application, including the revised drawings submitted on 02.10.25.”

“Recommend approval subject to compatibility with ecology conditions.”

Officer report

Public representations

A site notice, press advertisement and neighbour notifications produced no representations.

“A site notice was displayed on site; the application was advertised in the local press and notifications letters were sent to nearby properties. No representations have been received.”

Officer report

Who spoke

The agent spoke in support of the application.

Members’ discussion

Members asked about the substation, housing mix, lighting, highways, play facilities and drainage, and praised many positive aspects of the application.

“In response to questions from Members, officers: • Showed where the electricity sub- station was located. • Clarified the agreed mix of housing, particularly highlighting the lack of 4- and 5-bedroom dwellings. • Said that lighting strategy had been conditioned at outline stage. • Confirmed that Essex Highways were happy with proposals. • Said that the Parish Council had indicated their preference for a contribution to existing playground facilities.”

“Members discussed: • Consideration of low-level lighting. This would be driven forward by Ecology as part of the discharge of condition submission and was likely to be low-level. • The many positive aspects of the application. Various Members praised the way that this application had been taken forward and spoke in support.”

Minutes

The vote

Councillor Emanuel proposed approval and Councillor Sutton seconded the proposal.

“Councillor Emanuel proposed approval of the application, and this was seconded by Councillor Sutton.”

Minutes

The committee’s decision

The committee authorised the Strategic Director of Planning to grant permission subject to the matters set out in the report’s conditions.

“RESOLVED that the Strategic Director of Planning be authorised to grant permission for the development subject to those items set out in section 17 of the report.”

Minutes