CD A – Planning Application Documents
CD-A1 - Application Forms - March 2025
CD-A2 - Covering Letter - March 2025
CD-A3 - SLP - January 2025
CD-A4 - Masterplan - February 2025
CD-A5 - ILMP - March 2025
CD-A6 - Planning Statement - March 2025
CD-A7a - DAS - March 2025 - Part 1
CD-A7b - DAS - March 2025 - Part2
CD-A7c - DAS - March 2025 - Part3
CD-A7d - DAS - March 2025 - Part4
CD-A7e - DAS - March 2025 - Part5
CD-A7f - DAS - March 2025 - Part6
CD-A7g - DAS - March 2025 - Part7
CD-A7h - DAS - March 2025 - Part8
CD-A7i - DAS - March 2025 - Part9
CD-A7j - DAS - March 2025 - Part10
CD-A7k - DAS - March 2025 - Part 11
CD-A8 - HIA - March 2025
CD-A9 - EBS - February 2025
CD-A10 - EBS Infographic
CD-A11 - Archaeology DBA - January 2025
CD-A12 - Built Heritage Statement - July 2024
CD-A13 - Landscape & Visual Appraisal - March 2025
CD-A14a - Transport Assessment - March 2025 - Part 1
CD-A14b - Transport Assessment - March 2025 - Part 2
CD-A15 - Travel Plan - March 2025
CD-A16 - Affordable Housing Statement - January 2025
CD-A17a - Flood Risk Assessment - March 2025
CD-A17b - Flood Risk Assessment (Appendix A-K) - March 2025
CD-A18a - Utilities Statement - March 2025
CD-A18b - Utilities Statement (Appendix A-C) - March 2025
CD-A18c - Utilities Statement (Appendix D-J) - March 2025
CD-A19 - AIA - March 2025
CD-A20 - Canopy Cover Assessment - March 2025
CD-A21a - EcIA - March 2025 - Part 1
CD-A21b - EcIA - March 2025 - Part 2
CD-A22 - BNGA - March 2025
CD-A23 - BNG Metric - March 2025.xlsx
CD-A24 - IIHRA - March 2025
CD-A25a - Geo-environmental - January 2025 - Part 1
CD-A25b - Geo-environmental - January 2025 - Part 2
CD-A25C - Geo-environmental - January 2025 - Part 3
CD-A25d - Geo-environmental - January 2025 - Part 4
CD-A25e - Geo-environmental - January 2025 - Part 5
CD-A26 - Noise Assessment - March 2025
CD-A27 - Statement of Community Involvement - January 2025
CD-A28 - Energy Sustainability Statement - January 2025
CD-A29 - Climate Emergency Checklist
CD-A30a - MRA - January 2025 - Part 1
CD-A30b - MRA - January 2025 - Part 2
CD-A31 - ALC Report - April 2017
CD-A32 - Air Quality Assessment - March 2025
CD-A33 - Document Register - March 2025
CD-A34 - Transport Technical Note (NH response) - May 2025
CD-A35 - Response to ECC SuDS
CD-A36 - Amendments Covering Letter - July 2025
CD-A37 - Masterplan - July 2025
CD-A38 - ILMP - July 2025
CD-A39a - DAS - July 2025 - Part 1
CD-A39b - DAS - July 2025 - Part 2
CD-A39c - DAS - July 2025 - Part 3
CD-A39d - DAS - July 2025 - Part 4
CD-A39e - DAS - July 2025 - Part 5
CD-A39f - DAS - July 2025 - Part 6
CD-A39g - DAS - July 2025 - Part 7
CD-A39h - DAS - July 2025 - Part 8
CD-A39i - Proposed Storey Heights Plan - July 2025
CD-A39j - Proposed Land Use Plan - July 2025
CD-A40 - LVA - July 2025
CD-A41 - Response to Place Services Landscape - July 2025
CD-A42 - Transport Assessment Addendum - July 2025
CD-A43 - Travel Plan - July 2025
CD-A44a - Flood Risk Assessment - July 2025
CD-A44b - Flood Risk Assessment - July 2025
CD-A44c - Flood Risk Assessment - July 2025
CD-A45 - AIA - July 2025
CD-A46 - Canopy Cover Assessment - July 2025
CD-A47 - EcIA - July 2025
CD-A48 - BNGA - July 2025
CD-A49 - BNG Metric - July 2025.xlsx
CD-A50 - IHRA - July 2025
CD-A51 - Noise Assessment - July 2025
CD-A52 - MIIA - July 2025
CD-A53 - Document Register - July 2025
CD-A54a - Flood Risk Assessment - September 2025
CD-A54b - Flood Risk Assessment (Appendix A-F) - September 2025
CD-A54c - Flood Risk Assessment (Appendix G-K) - September 2025
CD-A55 - Document Register - September 2025
CD B – Appeal Documents
CD-B1 - Appeal Notification Form
CD-B2a - Appeal Form
CD-B2b - Appeal Forms - A) Planning Obligation Response
CD-B2c - Appeal Forms - Question 5 (b) List
CD-B2d - Appeal Forms - Question 5 (c) List
CD-B2e - Appeal Forms - Question 9 (b) List
CD-B2f - Richard Martin - Certificate B Notice - 01.12.25
CD-B2g - Matthew Bunting - Certificate B Notice - 01.12.25
CD-B2h - ECC Highways - Certificate B Notice - 01.12.25
CD-B3 - Statement of Case P23-2543 RevD
CD-B4 - Draft Statement of Common Ground P23-2543
CD-B4 - Statement of Common Ground Rev D P23-2543 Signed 17.02.26
CD-B5 - Appeal Cover Letter
CD-B6 - Appellant - Start Letter -17 Dec 2025
CD-B7 - Colchester City Council Questionnaire
CD-B8 - Colchester City Council Statement of Case
CD-B9 - Inspectors Pre Case Management Conference Note
CD-B10 - Inspectors Post Case Management Conference Summary
CD-B11 - SoCG on 5YHLS - Signed 17.02.26
CD-B12 - Site Notice Final
CD-B13a - Inquiry Notification Letter
CD-B13b - Inquiry Venue Letter
CD-B14 - Draft Section 106 Agreement
CD-B15 - Draft Planning Conditions
CD-B16 - CIL Compliance Schedule
CD-B17a - PINS Inquiry Schedule
CD-B17b - Draft Housing Land Supply Round Table Session Agenda
CD-B17c - Draft Affordable Housing Round Table Session Agenda
CD-B17d - Draft Conditions and S106 Round Table Session Agenda
CD-B18 - Place Services - Ecology Comments - 06.01.26
CD-B19 - R6 Party - Start Letter- Jonathan Greenwood TPC - 27 Jan 2026
CD-B20a - TPC Comments Form
CD-B20b - TPC Appendix 1 - POE
CD-B20c - TPC Appendix 2 - Application Objection
CD-B20d - TPC Appendix 3 - Tiptree Neighbourhood Plan - 2023
CD-B20e - TPC Appendix 4 - Tiptree GP Surgeries
CD-B20f - TPC Appendix 5 - TNP Housing Topic Paper - 2022
CD-B21 - Binder R - 16.01.26
CD-B22 - Brace C - 18.01.26
CD-B23 - Brace K - 18.01.26
CD-B24 - Brace P - 18.01.26
CD-B25 - Brace S - 18.01.26
CD-B26 - Garland M - 05.01.26
CD-B27 - Hall G - 20.01.26
CD-B28 - Harrison M - 07.01.26
CD-B29 - Howard P - 23.12.25
CD-B30 - Kelly K - 19.01.26
CD-B31 - Moore C - 22.12.25
CD-B32 - Oswald H - 22.12.25
CD-B33 - Richens - 05.01.26
CD-B34 - Richens K - 05.01.26
CD-B35 - Sheldon A - 02.01.26
CD-B36 - Secretary of State Letter
CD-B37 - CCC Secretary of State Appeal Recovery Response
CD C - Decision Documents, Consultee Responses
CD-C1 - CCC Screening Opinion - 21.10.24
CD-C2 - CCC Pre-Application Response
CD-C3 - Decision Letter - 30.09.25
CD-C4 - 250317 CCC EHO
CD-C5 - 250324 Essex Police
CD-C6 - 250320 ATE
CD-C7 - 250324 UKPN
CD-C8 - 250326 ECC Minerals & Waste
CD-C9 - 250328 Anglian Water
CD-C10 - 250328 Essex Fire & Rescue
CD-C11 - 250331 Essex Fire & Rescue
CD-C12 - 250402 Natural England
CD-C13 - 250402 Tiptree Parish Council
CD-C14 - 250403 ECC Green Infrastructure
CD-C15 - 250403 National Highways
CD-C16 - 250404 ECC Infrastructure
CD-C17 - 250410 NHS
CD-C18 - 250435 CCC Arch - Heritage - Contam - Housing
CD-C19 - 250502 ECC Landscape
CD-C20 - 250507 CCC S106 Requests
CD-C21 - 250527 National Highways
CD-C22 - 250529 National Highways
CD-C23 - 250612 ECC Ecology
CD-C24 - 250613 CCC Arboriculture
CD-C25 - 250616 LLFA
CD-C26 - 250826 ECC Landscape
CD-C27 - 250828 ECC Highways
CD-C28 - 250903 LLFA
CD-C29 - 250904 ECC Minerals & Waste
CD-C30 - 250929 LLFA
CD-C31 - 250930 ECC Highways
CD-C32 - Mitigation Proposal for EWT
CD-C33 - Application Acknowledgment Letter-14.03.25
CD-C34 - Ecology Matters Letter - 31.07.25
CD-C35 - Noise Response to ECC MWPA.msg
CD-C36 - EoT - 15.08.25
CD-C37 - EoT - 03.09.25
CD-C38 - EoT - 12.09.25
CD-C39 - Delegated Officer Report
CD D – Adopted Development Plan
CD-D1 - CBC Local Plan Section 1 (2021)
CD-D2 - CBC Local Plan Section 2 (2022)
CD-D3 - CBC Local Plan Section 2 - Policies Maps
CD-D4 - CBC LP S2 Policies Map - Tiptree Extract
CD-D5 - Tiptree Neighbourhood Plan (May 2023)
CD E - SPDs and Corporate Documents
CD-E1 - CCC - Active Travel SPD - December 2023
CD-E2 - CCC - Affordable Housing SPD - February 2023
CD-E3 - CCC- Biodiversity SPD
CD-E4 - CCC - Climate Change SPD - December 2023
CD-E5 - Essex Coast RAMS SPD - May 2020
CD-E6 - CBC - Communities Facilities SPD - July 2013
CD-E7 - CBC - POS and Recreational Facilities SPD - July 2006
CD-E8 - CBC - Sustainable Construction SPD - June 2011
CD-E9 - ECC - SUDS Design Guide - December 2014
CD-E10 - ECC- Parking Standards - September 2009
CD-E11 - EPOA - Essex Design Guide - 2018
CD-E12 - BDC-CCC-CCC-TDC - SHMA - 2015
CD-E13 - Objectively Assessed Housing Need Study - November 2016
CD-E14 - Colchester Local Housing Needs Assessment 2024
CD-E15 - CCC Three Year Plan 2023-2026 - A City Fit for the Future
CD-E16 - CBC Housing Strategy 2022-2027
CD-E17 - CBC-Homeless and Rough Sleeping Strategy
CD-E18 - Essex LCA - 2003
CD-E19 - CCC LCA - 2024
CD-E20 - CBC - Local Plan TCA - June 2006
CD-E21 - CCC Five Year Housing Land Supply Statement 2025
CD-E22 - CBC SLAA 2017
CD-E23 - CBC SLAA - CfS Tiptree - Dec 2015
CD-E24 - CBC Open Space Report - April 2023
CD-E25 - CCC- Reg 18 Preferred Options Local Plan - November 2025
CD-E26 - CCC Reg 18 Local Plan Policies Map - November 2025
CD-E27 - CCC Reg 18 LP SA Appendices
CD-E28 - Essex Design Guide - 1997
CD-E29 - Essex Design Guide - 2005
CD-E30 - Online Essex Design Guide Legibility Extracts
CD-E31 - Online Essex Design Guide Street Types Extracts
CD-E32 - CBC Sustainability Appraisal - July 2016
CD-E33 - CBC Settlement Boundary Review - April 2017
CD-E34 - CCC Local Development Scheme - March 2025
CD F – Other Documents
CD-F1 - NPPF - December 2024
CD-F2 - National Design Guide - 2021
CD-F3 - GLVIA 3rd Edition
CD-F4 - LITGN 02.21 - Assessing Landscape Value
CD-F5 - LITGN 2024 - Notes and Clarification on GLVIA3
CD-F6 - Shelter_Denied_the_right_to_a_safe_home_Report
CD-F7 - CCO-Bleak-Houses-Report-August-2019
CD-F8 - 3248038 Appeal Decision -Tiptree
CD-F9 - 3363144 Appeal Development Framework Plan
CD-F10 - 3363144 Appeal Decision - Colchester
CD-F11 - Skylark Mitigation Strategy
CD-F12 - Natural England
CD-F13 - 3349836 Appeal Decision West Sussex
CD-F14 - 3355546 Appeal Decision - Horsham
CD-F15 - 3223010 Appeal Decision - Barbrook Lane Tiptree
CD-F16 - 3278575 Appeal Decision - Kelvedon Road Tiptree
CD-F17 - 3301862 Appeal Decision - Brook Meadows Tiptree
CD-F18 - 3361091 Appeal Decision - Oak Road Tiptree
CD-F19 - 3332590 Appeal Decision - Dunsfold
CD-F20 - 3282908 Appeal Decision - Hawkhurst
CD-F21 - 3136233 - Langton Road Norton
CD-F22 - 3350230 Appeal Decision - Heybridge
CD-F23 - 3349986 Appeal Decision - Ruishton
CD-F24 - 3191477 Appeal Decision - Park Lane Coalpit Heath
CD-F25 - 3230827 Appeal Decision - Oxford Brookes University
CD-F26 - 3304839 Appeal Decision - Cotford St Luke
CD-F27 - NPPF - March 2012
CD-F28 National Planning Policy Framework draft text for consultation 2025
CD-F29 - PPG - Design - Process and Tools - 2019
CD-F30 - EWT Updated Mitigation Proposal - January 2026
CD-F31 - EWT Tiptree Heath SSSI Correspondence.msg
CD-F32 - EWT Letter Confirmation of Agreement to Mitigation Proposals - February 2026
CD-F33 - National Character Area (NCA) Profile 111 Northern Thames Basin
CD-F34 - Regulation 18 LP Consultation 2025 - Representation 11440 - TPC - Policy PP19
CD-F35 - Regulation 18 LP Consultation 2025 - Representation 11441 - TPC - Policy PP20
CD-F36 - Regulation 18 LP Consultation 2025 - Representation 11442 - TPC - Policy PP21
CD-F37 - Regulation 18 LP Consultation 2025 - Representation 11443 - TPC - Policy PP22
CD-F38 - Regulation 18 LP Consultation 2025 - Representation 11444 - TPC - Policy PEP7
CD-F39 - Tiptree Neighbourhood Plan Consultation Statement - August 2022
CD-F40 - Tiptree Neighbourhood Plan Schedule of Key Consultation Evidence A1-9 Consultation Statement Appendix A
CD-F41 - Visual Representation of Development Proposals TGN 06-19
CD-F42 - Appeal Decision Ref: APP/H1705/W/24/3350581 – Land on the South and South East side of Harts Lane, Burghclere, Hampshire, RG20 9JD Dated: 29.04.25
CD-F43 - Appeal Decision Ref: APP/C3105/W/23/3324704 – Hempton Road, Part of OS Parcel 8752 East of Combe Cottage and South of St Johns Way, Deddington, Oxfordshire, OX15 0QR Dated: 15.10.25
CD-F44 - 3192918 Appeal Decision Former North Worcestershire Golf club
CD-F45 - 3169314 Appeal Decision Woodburn Sands
CD-F46 - 3207411 Appeal Decision Williamsfield Road
CD G - Land Supply Supporting Evidence
CD-G1 - Proforma - Dawes Lane
CD-G2 - Proforma - ABRO Defence Support Group
CD-G3 - Proforma - Elms Farm
CD-G4 - Proforma - Fiveways
CD-G5 - Proforma - Lakelands
CD-G6 - Proforma - St Botolphs Brittania
CD-G7 - Proforma - Highland Nursery
CD-G8 - 3355576 Appeal Decision - Caversfield
CD-G9 - 2197532 Appeal Decision - Nantwich
CD-G10 - 3227970 Appeal Decision - Rudgwick
CD-G11 - 3284485 Appeal Decision - Stalbridge
CD-G12 - 3270721 Appeal Decision - Chichester
CD-G13 - 3330615 Appeal Decision - Weddington
CD-G14 - 3194926 Appeal Decision - Woolpit
CD-G15 - 3169314 Appeal Decision - Woburn Sands
CD-G16 - 2212671 Appeal Decision - Winsford
CD-G17 - 3180729 Appeal Decision - Hatfield Peveril
CD-G18 - 3216104 Appeal Decision - Sturry
CD-G19 - 3265861 Appeal Decision - Sonning Common
CD-G20 - 3292721 Appeal Decision - Exeter
CD-G21 - 3301202 Appeal Decision - Freeland
CD-G22 - 3329928 Appeal Decision - Four Marks
CD H - Proofs of Evidence
CD-H1a - Planning PoE - Mr Robert Barber
CD-H1b - Planning PoE Summary - Mr Robert Barber
CD-H2a - Design PoE - Mr Michael Carr
CD-H2b - Design PoE Summary - Mr Michael Carr
CD-H2c - Design PoE Appendices - Mr Michael Carr
CD-H3a - Landscape PoE - Mr Matthew Chard
CD-H3b - Landscape PoE Summary - Mr Matthew Chard
CD-H3c - Landscape PoE Appendices - Mr Matthew Chard
CD-H3d - Landscape PoE Plans and Photographs - Mr Matthew Chard
CD-H4a - 5YHLS PoE - Mr Ben Pycroft
CD-H4b - 5YHLS PoE Summary - Mr Ben Pycroft
CD-H4c - 5YHLS PoE Appendices - Mr Ben Pycroft
CD-H5a - Affordable Housing PoE - Mr Jamie Roberts
CD-H5b - Affordable Housing PoE Summary - Mr Jamie Roberts
CD-H5c - Affordable Housing PoE Appendices - Mr Jamie Roberts
CD-H6a Planning Proof of Evidence (PoE) of Mr John Miles
CD-H6b Planning PoE Appendices of Mr John Miles
CD-H6c - Planning Summary PoE of Mr John Miles
CD-H6d - Rebuttal Planning Proof of Evidence (PoE) of Mr John Miles (including Appendix 1)
CD-H6e - Rebuttal Planning PoE Appendices of Mr John Miles
CD-H7a - Landscape Proof of Evidence Mr Peter Dawson
CD-H7b - Landscape PoE Appendix A Mr Peter Dawson
CD-H7c - Landscape PoE Appendix B Mr Peter Dawson
CD-H7d - Rebuttal Landscape and Urban Design Proof of Evidence (PoE) of Mr Peter Dawson
CD-H8a - TPC PoE - Cllr Jonathan Greenwood
CD-H8b - TPC PoE Summary - Cllr Jonathan Greenwood
CD-H8c - TPC PoE Appendix - Strategic Environmental Assessment
CD-H8d - TPC PoE Appendix - Report on the TNP 2022-2033
CD-H8e - TCP PoE Submission Form
CD I – Inquiry Documents
ID1 Appearances on behalf of Colchester City Council
ID2 Appellant's Opening Statement
ID3 Colchester City Council Opening Statement
ID4 Tiptree Parish Council Opening Submission
ID5 CBC - 2017 Draft Policy Map – Tiptree
ID6 - Gap Analysis Plan 3 Parameters
ID7 CBC Local Plan Townscape Character Assessment
ID8 Local Plan Committee Note 16 03 2026
ID9 Secretary of State Letter to Appellant 18 03 26
ID10 Maldon Road Appellant's Updated Appearances 24 March 2026
ID11 S106 Agreement Summary Note 18 March 2026
ID12 S106 Draft
ID13 Committee Report - Preferred Options Colchester Local Plan Update 16 03 26
ID14 Appendix A Local PLan Committee Report 16 March 2026
ID15 - Draft 106 with Inspectors Comments
ID16 - Suggested Conditions Inspectors Comments
ID17 Cllr Greenwood Tiptree Neighourhood Plan Agenda
ID18 - Decision letter to appellant 20 03 26
ID19 Anglian Water Response 17 04 25
ID19a Item 7.1 - Committee Report
ID20 Appeal Decision B480 Chalgrove
ID21 Proposed site visit route 25 03 26
ID22 Colchester City Council Closing Statement 25 03 26
ID22a Hallam Land Management Ltd v Secretary of State for Communities and Local Government
ID22b 2021 Gladman Developments Ltd v SSHCLG 1450
ID22c 2020 Gladman Developments Ltd v SSHCLG 993
ID22d R. (on the application of Cherkley Campaign Ltd) v Mole Valley DC
ID23 Tiptree Parish Council Closing Statement
ID24 Appellant's Closing Statement 25 March 2026 Corrected
ID24a 2019 P.T.S.R. 2077
ID24b 14 Regina (Cherkley Campaign Ltd) v Mole Valley District Council
ID24c Supreme Court - Richborough
ID24d 2003 R. (on the application of Redditch BC) v First Secretary of State
ID25 Suggested Conditions Version 2 Clean