Countryside Protection Zone : Boundary manipulation (?)
The Countryside Protection Zone (CPZ) dates back to 1984 – the Eyre report considered Stansted Airport to be “an airport in the countryside.” The policy emerged in 1995 and carried through to subsequent Local Plans. Main objectives of the then relevant core policy (S8) were: (i) to ensure no erosion of countryside by coalescing development and (ii) no development permitted if affects open characteristics of the zone.” It was considered a mini green belt.
In a study by LUC in 2016 the land north of Taylor’s Farm in Takeley Street was marked high or medium against certain criteria leading to an assessment of HIGH potential harm to the aim of the CPZ if this parcel was excluded. The land north of Taylor’s Farm was considered important to the integrity of the CPZ and remained within it.
On 11 October 2024 a pre planning advice meeting took place between the developer for this speculative warehouse site, Pigeon and UDC planning Officers. Officers who stated “ UDC are supportive of the site coming forward “ for employment purposes.
At this time the land north Taylor’s Farm was inside the boundaries of the CPZ. Officers were clearly supporting development on land protected by UDC’s own existing planning policies.
Following a report from HDA, commissioned by Uttlesford District Council, the site was removed from the CPZ – providing UDC with the outcome they desired . The site was included in UDC’s Local Plan for employment purposes – UDC Officers appeared to be making the site fit in with the Local Plan – effectively changing policy before Councillors could decide. The Local Plan was approved in February 2026.
The land north of Taylor’s Farm is still in the countryside, nothing has changed. How can land considered worthy of protection for over 40 years suddenly no longer matter??