Strategic landscape buffer at Land East Of Highwood Quarry (Landscape Buffer) Woodside Way Dunmow

What was proposed

The application sought approval for a strategic landscape buffer with planting, paths and boundary treatments, plus partial discharge of Conditions 5 and 8.

“This Reserved Matters application (UTT/25/1609/DFO) relates to the strategic landscape buffer pursuant to outline planning permission UTT/21/1708/OP, which was allowed at appeal. The proposal includes woodland planting, landscaping, foot and cycle paths, and boundary treatments, and seeks partial discharge of Conditions 5 and 8 relating to landscape and levels.”

Officer report

The site

The site is about six hectares of open arable land east of Highwood Quarry, outside development limits and south of Little Easton.

“The site, located east of Highwood Quarry and south of Little Easton, comprises approximately 6 hectares of arable land outside development limits. The buffer is designed to provide visual and spatial separation from the Little Easton Conservation Area and enhance biodiversity, climate resilience, and landscape character.”

Officer report

Earlier planning history

The outline permission for a large mixed-use development was allowed on appeal, while a separate masterplan condition application remained under consideration.

“Outline planning application with the details of external access committed. Appearance, landscaping, layout (including internal access), scale reserved for later determination. Development to comprise: between 1,000 and 1,200 dwellings (Use Class C3); up to 21,500 sq m gross of additional development for Use Classes: C2 (residential institutions care/nursing home); E(a-f & g(i)) (retail, indoor recreation, health services and offices); F1(a) (Education); F2(a-c) (local…”

“Application to Discharge conditon 3 (Site Wide Masterplan) of UTT/21/1708/OP”

Officer report

Consultation responses

Natural England and council officers raised no objections, while the parish council questioned the buffer’s paths, protection, size and long-term management.

“The concerns raised by Little Easton Parish Council (LEPC) have been carefully considered and are addressed as follows: Buffer Size and Composition: The Strategic Landscape Buffer has been designed to provide a minimum width of 25–40 metres, incorporating native woodland, scrub, and wildflower grassland. The Landscape Management Plan (LMP) sets out clear prescriptions for the establishment and maintenance of these features.”

“The risk of informal path creation is noted; however, the only formal route through the buffer is the Saffron Trail, with any additional connections subject to separate planning applications and assessment. Long-Term Maintenance: The LMP confirms that the developer will be responsible for the implementation and long-term management of the buffer.”

Officer report

Public representations

The application was advertised and nearby properties were notified, but no representations were received.

“Site notice/s were displayed, and 210 notifications letters were sent to nearby properties. The application was also advertised in the local press.”

Officer report

Who spoke

The Principal Planning Officer presented the application and recommended approval, subject to revised conditions.

Members’ discussion

Officers answered questions about neighbouring agricultural land, pathway widths, representations and the timing of buffer implementation.

“In response to questions from Members, officers: • Said that they believed that land to the north of the application would remain as agricultural. • Provided details of the widths for pathways on the Saffron Trail being no more than 50 metres wide and a minimum of 30 metres. • Said that all representations had been considered and addressed.”

“Members generally supported the application.”

Minutes

The committee’s vote

Councillor Pavitt proposed approval and Councillor Emanuel seconded the proposal.

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

Minutes

The decision

The Strategic Director of Planning was authorised to approve the application and partially discharge Conditions 5 and 8, subject to revised conditions.

“RESOLVED that the Strategic Director of Planning be authorised to…”

“Approve the Reserved Matters application for the Strategic Landscape Buffer, pursuant to outline planning permission UTT/21/1708/OP. • Partially discharge Conditions 5 and 8 of the outline permission in relation to the Strategic Landscape Buffer only. • Subject to the revised conditions in the Addendum List.”

Minutes