Supplementary Planning Guidance

June 1994  Colchester Borough Council




Introduction  ……………………………………………………………………….. 

Part I  (General)

Policy Framework  ………………………………………………………………….. 

Part II  (Peldon)

Introduction  …………………………………………………………………………

Historical Development and Architectural Worth  …………………………………. 

Village Form, Character and Function  ……………………………………………... 

Village Facilities  ……………………………………………………………………. 

Planning Policy  ……………………………………………………………………... 

Environmental Improvements  ………………………………………………………. 

Conclusions  ………………………………………………………………………….  

Appendix 1 = Listed Buildings Schedule

Appendix 2 = Tree Preservation Orders

Table 1 = Settlement Classification  ………………………………………………….

Table 2 = Relevant Planning Policies  ………………………………………………..

Table 3 = Peldon Population 1951 – 1991  ……………………………………………

Table 4 + Suggested Environmental Improvements  …………………………………. 

Fig.No.1 = Identification Map  ………………………………………………………. 

Fig.No.2 = Map of Peldon Village  ………………………………………………….. 

Fig.No.3 = Main Characteristics and Justification Map  ……………………………..  

Fig.No.4 = Lower Road Map  ………………………………………………………..  

Fig.No.5 = Church Road Map  ………………………………………………………. 

Director of Environmental Services

Colchester Borough Council

Lexden Grange

127 Lexden Road

Essex  CO3 3RJ          June 1994


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A rolling programme of Village Appaisals is now under way.  Their purpose is to provide a fuller policy framework for individual villages than is possible within the Council’s statutory local plans.

In particular, it is felt that appraisals can be of distinct value in:

a)      Providing a more detailed and solid basis for defininf and justifying each Village Envelope.

b)      Assistine with the determination of planning applications, particularly in respect of Policy B/H22 which aims to prevent unacceptable infilling within Village Envelopes.

c)      Identifying whether or not there is a need for environmental improvements at particular sites.

d)      Providing greater insight into the character and functioning of specific villages.

The appraisal document focuses on each village as it is today, rather than providing an in-depth analysis of the recent past.


Each Village Appraisal has been divided into two different sections:

Part I

The first part of the document explains the policy context for the Village Appraisals.  It details the Borough Council’s policy objectives for the villages and the surrounding countryside.  In addition, all the planning policies that are relevant to the village being examined are listed in a separate Appendix (Table 2).  These are all fully set out in the Review of the Adopted Colchester Borough Local Plan (1990) (as amended in May 1991) and Draft Modifications: Part 1 (January 1994).

Part II

The second section of the Appraisal exclusively appertains to the village of Peldon; particular proposals which the Borough Council have adopted as Supplementary Planning Guidance are emboldened in the text.

Set in a historical context, the appraisal consists of an analysis of the form, character and function of the settlement; and pinpoints sites within or adjoining each settlement, that would benefit from environmental improvements.  In addition, the appraisal includes basic information on the facilities and services that the village has to offer.  An explanation of how Local Plan policies have been applied to Peldon is also included.

Each appraisal is seen as a joint venture, between the Council, the Parish Council and local residents.

Part I




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The general policy framework is set out within the Review of the Adopted Colchester Borough Local Plan, extracts of which are detailed below:-

The distribution of new housing development in the Borough’s rural areas takes the form of extensions to village envelopes, and is guided by the settlement classification set out in Table 1.

The Borough Council’s Rural Settlement Policy groups the villages into three categories.  These are based on the function they perform, or potentially could perform, as providers of services rather than on their size or suitability for housing development.  The categories are Principal Villages, Small Villages, and Minor Villages and Hamlets.

A majority of villages in the Borough experienced rapid population growth in the sixties and seventies, although the rate of development had decreased in more recent years as the Council’s restraint policies have taken effect.  There are still pressures for further growth in the villages and particular housing problems in some settlements such as the lack of housing for first time buyers.  It is important, however, that the character of the villages and their settings are safeguarded.

Employment opportunities and services in the rural area have declined in the post-war period.  The Adopted Local Plan seeks to halt this decline insofar as it can be influenced through a land-use plan.  Its policies also provide a framework for more detailed action, through, for instance, community action.  In seeking to improve the “quality of life” in the villages, it is important to take account of the consequences of such action, eg ensuring that additional employment does not lead to unacceptable levels of heavy lorry traffic on small country lanes.

The Council’s objectives for the villages are therefore:-

a)      To make provision for some additional housing development, including a variety of house types and tenures.  Development should not be of an estate form, other than in principal villages.  In addition, the provision of low cost housing may be agreed as an exception outside village envelopes.

b)      To permit some expansion of employment opportunities consistent with the need to safeguard the environment.

c)      To encourage the provision of further services in the villages, and in particular, provide a land-use policy framework within which further action to improve village services can take place.

d)      To protect and safeguard the rural character of the villages and their settings, in particular Conservation Areas, the Dedham Vale Area of Outstanding Natural Beauty, the Coastal Protection Belt and Countryside Conservation Areas.

e)      To prevent the coalescence of settlements and to protect the rural character of the open countryside; green wedges between villages, between villages and Colchester, and between villages and the A12.


The Review of the Adopted Colchester Borough Local Plan also recognises the importance of the setting of the countryside.

The Borough Council’s policy objectives for the countryside are therefore:-

a)      To safeguard and enhance rural resources.  In particular to protect valuable agricultural land of Grades 1, 2 and 3A; the Dedham Vale Area of Outstanding Natural Beauty, the Coastal Protection Belt, Countryside Conservation Areas, nature reserves, Sites of Special Scientific Interest, Protected Lanes, and Sites of Importance for Nature Conservation.

b)      To resist non-essential development in the countryside in order to protect its open and undeveloped character.

c)      To encourage the co-operation of all interest groups in the countryside so as to resolve conflict and to safeguard and enhance its character and resources.

The Council’s Local Plan policies for the villages are set out in Table 2.  The details of these policies are set out in full, in:

(a)        the draft Borough Local Plan Review (June 1990), as modified by

(b)        ‘Changes’ document (May 1991), and

©         Draft Modifications Part 1 (January 1994).

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Class A : Sub Regional Centres

A1 – Colchester

Class B : Local Urban Centres

B1 – Stanway

B2 – Tiptree

B3 – West Mersea

B4 – Wivenhoe

Class C : Principal Villages

C1 – Abberton – Langenhoe

C2 – Dedham

C3 – Eight Ash Green (including Choats Corner and Fordham Heath)

C4 – Layer de la Haye (including Malting Green)

C5 – Great Horkesley (including Horkesley Heath)

C6 – Marks Tey

C7 – Rowhedge

C8 – West Bergholt

Class D : Small Villages

D1 – Aldham

D2 – Birch

D3 – Boxted Cross

D4 – Chappel – Wakes Colne

D5 – Copford ( London Road)

D6 – Dedham Heath

D7 – Fordham

D8 – Ford Street (Aldham)

D9 – Great Tey

D10 – High Park Corner (Fingringhoe)

D11 – Langham Moor

D12 – Layer Breton

D13 – Messing

D14 – Peldon

D15 – St Margaret’s Cross (Langham)

D16 – Salcott and Virley

D17 – Wormingford

Class E : Minor Villages and Hamlets

E1 – Abberton Road, Fingringhoe

E2 – Bargate Lane/Long Road, Dedham

E3 – Birch Church*

E4 – Boxted Church Street*

E5 – Copford Green

E6 – Easthorpe

E7 – East Mersea

E8 – Fingringhoe (Whalebone Corner)*

E9 – Great Wigborough

E10 – Hardy’s Green, Birch

E11 – Heckford Bridge, Birch*

E12 – Inworth*

E13 – Lamb Corner, Dedham

E14 – Little Horkesley

E15 – Little Tey

E16 – Mount Bures

E17 – Mulberry Green*

E18 – Smythes Green, Layer Marney

E19 – Swan Street, Chappel

E20 – Wakes Colne Green/Middle Green

E21 – Workhouse Hill, Boxted

(* Denotes no Village Envelope)

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B/H2         - Settlement Classification

B/H3         - Housing Concentration

B/H5         - Balanced Range of Housing

Residential Design

B/H6         - Standards for the layouts of residential areas

B/H7         - Infillinf and minor extensions

B/H8         - Diversity in the density of development

B/H9         - Gaps for site boundaries (900 mm rule)

B/H10       -  Highway and car parking standards

Meeting Different Needs

B/H15       - Low-cost rural housing outside Village Envelopes

Change of Use

B/H19       - Presumption against non-residential developments in residential areas

Rural Housing

B/H20       - Housing in the Rural Area

B/H21       - Housing Outside main Urban Areas and Village Envelopes

B/H22       - Housing within Village Envelopes

B/H23       - Housing development restrictions within, and outside Principal Villages

B/H27       - Extensions to houses in the Countryside

B/H28       - Replacement dwellings in the Countryside

B/H29       - Dwellings for Essential Agricultural Workers

B/H30       - Bradwell safeguarding zone


Industry and Warehousing

B/EMP9    - Help for small businesses

B/EMP12  - Scrapyards, car breakers, builders yards and similar businesses

Employment Uses in the Countryside

B/EMP13  - Employment generating uses in the Villages and open countryside (including the         use of redundant agricultural buildings)


B/S1          - Provision of new small shops to serve local needs

B/S3          - Sale of goods from farms or horticultural holdings

B/S6          - Sale of goods from garden centres and similar outlets

B/S7          - Applications for change of use to public houses and other selected retail outlets


Public Transport/bus

B/T12        - Encouragement and support for the public transport service

B/T13        - Rural Bus Services

Pedestrians and Cyclists

B/T16        - Safe and convenient conditions for cyclists and pedestrians

Facilities for Travellers

B/T18        - Proposals for new petrol filling stations

B/T19        - Forecourt lighting and flood lighting

B/T20        - Car sales at petrol filling stations

Water and Road Freight

B/T22        - Lorries and the Road Hierarchy

B/T23        - Haulage Depots

B/T24        - Lorry and Coach Parking


B/CS3       - Accessibility requirements for public buildings


B/CS4       - High standards of educational facilities

B/CS5       - Provision of relocatable class-rooms

B/CS6       - Community use of educational facilities

Nursery and Pre-School Education

B/CS10     - Schools surplus to Education Authority requirements

Social and Health Facilities

B/CS12     - Ensuring adequate social service facilities in the Borough

B/CS14     - Healthcare provision

B/CS15     - Doctor’s surgeries

Veterinary Services

B/CS16     - Veterinary surgeries

Community Facilities

B/CS17     - Development of Community Facilities

Police, Fire and Ambulance

B/CS18     - Adequate provision for police, fire and ambulance services

Public Utilities

B/CS19     - Land release in relation to availability of essential services

B/CS20     - Proposals for within the flood-plains of water-courses

B/CS23     - Extensions to the water trunk main system

B/CS24     - Extensions and improvements in the provision of facilities

B/CS25     - Power lines, cables and associated structures

B/CS26     - Satelite dishes


Non-Residential Design

B/ENV1    - Standards for the form and layout of non-residential development

B/ENV2    - Traffic claming shemes

Conservation Areas

B/ENV3    - Protection of features within Conservation Areas

B/ENV4    - New buildings, alterations and extensions

B/ENV5    - Uses likely to detract from character of Conservation Areas

B/ENV6    - Demolition of non-listed buildings

Listed Buildings

B/ENV7    - Demolition of Listed Buildings

B/ENV8    - Material alterations to Listed Buildings or within their cartilage

B/ENV9    - Alternative uses for barns and agricultural buildings

B/ENV10  - Grant Aid for Listed Buildings

B/ENV11  - Archaeological recording in respect of demolished/altered Listed Buildings

Non-Listed Buildings

B/ENV12  - Alternative uses for redundant buildings, not listed, but worthy of retention for their architectural, historic or community value.

B/ENV13  - Protection for unlisted buildings outside of Conservation Areas


B/ENV14  - Development affecting, Scheduled Ancient Monuments and other sites of national or local archaeological interest

B/ENV16  - Co-operation of landowners in conserving sites of archaeological importance

B/ENV17  - Excavation and recording


B/ENVv18      - Controlling advertisements and fascia signs within Conservation Areas

B/ENV19  - Controlling advertisements and fascia signs within Conversation Areas

B/ENV20  - Advertisements in the Open Countryside

B/ENV21  - Advertisements in Residential Areas

B/ENV22  - Advertisement Hoardings at building/redevelopment sites

B/ENV23  - Advertisements at petrol filling stations

B/ENV28  - Character of street scene

Environmental Conservation and Enhancement

B/ENV29  - Removal of eyesores

B/ENV30  - Improvement of property and Environment by occupiers

Trees and Woodland

B/ENV31  - Safeguarding Natural Features in Towns and Villages

B/ENV32  - Council Advisory Service on Tree Preservation and Planning Schemes

B/ENV33  - Tree Planting in areas where the landscape needs improvement

B/ENV34  - Retaining existing trees, hedges and woods

B/ENV35  - Woodland Management

B/ENV36  - Replanting of commercial woodland

Nature Conservation

B/ENV37  - Protection of important wildlife habitats

B/ENV38  - Management of important wildlife habitats

B/ENV39  - Protection of wetlands, water meadows and other unimproved grasslands

B/ENV40  - Local Nature Reserves


B/ENV41  - Safeguarding and enhancing rural resources

B/ENV42  - Protecting Lanes of Historic or Landscape Value

B/ENV43  - Non-essential uses in the countryside

B/ENV44  - Resolving conflict between different uses and users

Agricultural and other Rural Land Uses

B/ENV45  - Presumption Against Development involving loss of good farmland

B/ENV46  - Criteria for assessing proposals for intensive Livestock Rearing

B/ENV47  - Development Ancillary to or servicing Agriculture

B/ENV48  - Facilities for breeding or boarding horses, dogs and cats

Countryside Conservation Areas (CCA’s)

B/ENV52  - Special Protection for CCA’s

B/ENV53  - Promoting public enjoyment in CCA’s


B/ENV54  - Preventing detrimental effects on nearby amenity

B/ENV55  - Preventing uses resulting in pollution

Economy of Land Use

B/ENV66  - Best use of vacant, derelict and under used land


Indoor and Outdoor Leisure Facilities

B/R1          - Dev. and management of an appropriate range/standard of sports facilities

B/R3          - Sites allocated as open space: not to be developed for any other purpose

B/R7          - Retention of existing private playing fields, sports grounds and open spaces

B/R8          - Guidelines for open space provision in residential developments

B/R10        - Proposals for Adventure Playgrounds

B/R11        - Assistance in the provision of adequate village sports facilities

B/R12        - Criteria for considering proposals for indoor/outdoor sports clubs

B/R14        - Proposals for golf courses, driving ranges, pitch and putt courses and greens

B/R19        - Recreation along/by main river courses

Countryside Recreation

B/R20        - Informal recreational facilities

B/R22        - Protection of Common and Heathland

B/R23        - Maintenance and enhancement of existing footpaths and bridleways

B/R24        - Riding Schools

Noisy and Spectator Sports

B/R25        - Noisy Sports

B/R26        - Cultural & entertainment facils. (inc. proposals associated with spectator sports)

Arts and Culture

B/R28        - Retention/Extension of existing Library Service


B/R31        - Establishment, extension or change of use of premises for hotels, guest houses or bed and breakfast accommodation

B/R32        - Holiday residential development (including static caravans and chalet sites)

B/R33        - Facilities for touring/transit caravans and tents

B/R34        - Development of small countryside plots for leisure provision.


Subsequent to the Borough Council receiving the report of the Inspector who presided over the 1991 Local Plan Inquiry, a number of draft Modifications to the 1990 Deposit Draft Plan have been made.  These were agreed by Planning & Transportation Committee at its meeting on 4 November 1993.  Public Consultation in respect of these draft Modifications is due to occur between 4 January – 18 February 1994.

The draft Modifications listed below relate to:

(a)        New policies

(b)        Deleted policies

(c)        Amalgamated policies

In addition to these three types of draft modification, there are also a large number of further policies affecting villages, whose wording has now been amended.  These have not been identified below.


Mod. No. – H/18        A new policy to cover the situation where proposals are made to remove ‘agricultural worker’ conditions on dwellings in the countryside.

Mod. No. – H/19        A new policy to meet the situation where proposals are made to extend domestic gardens into agricultural land in the open countryside.


Mod. No. – T/12         It is proposed to introduce a new policy on cycling in respect of new development and open space – to be referenced as policy B/T16 (A).

It is proposed to introduce a new separate policy for pedestrians – to be referenced as policy B/T16 (B).

Mod. No. – T/13         Policies B/T18, B/T19 and B/T20 to be combined into one consolidated policy statement.


Mod. No. – CS/2        Policy statement for B/CS4 to be deleted as the essence of this policy is covered by policy B/CS2.

Mod. No. – CS/8        Policy number B/CS12 to be deleted.  The concerns of this policy are adequately covered by policies B/CS1 and 2.

Mod. No. – CS/10      Policy number B/CS19 to be deleted and replaced by a new policy.

Mod. No. – CS/14      Policy number B/CS23 to be deleted, as the existing policy is merely ‘informative’.

Mod. No. – CD/15      Policy number B/CS24 is now redundant and will be deleted.

Mod. No. – CS/18      New policy on telecommunications development.


Mod. No. – ENV/1     New policy on the preparation of Environmental Assessments.

Mod. No. – ENV/8     Deletion of policy number B/ENV11 as a separate policy statement, and amalgamation with B/ENV8.

Mod. No. – ENV/13   Policy number B/ENV23 to be deleted as a separate entity, as it is now incorporated with policies B/T18, B/T19 and B/T20.

Mod. No. – ENV17    Policy numbers B/ENV29 and B/ENV30 to be amalgamated.

Mod. No. – ENV/19   Policy numbers B/ENV32 and 33 to be amalgamated and added to.

Mod. No. – ENV/22   Policy statement for B/ENV37 to be recast to incorporate B/ENV39.

Mod. No. – ENV/27   Policy number B/ENV47 to be deleted as it duplicates B/ENV43.

Mod. No. – ENV/30   Policy numbers B/ENV52 and 53 to be combined.

Mod. No. – ENV/36   Policy numbers B/ENV66 and 67 to be combined.

Mod. No. – ENV/37   New policy statement on unstable land.

Mod. No. ENV/38      New policy statement on contaminated land.

Mod. No. ENV/39      New policy regarding the display of advertisements on Listed Buildings and Ancient Monuments.

Mod. No. ENV/40      New policy in respect of nature conservation interests relating to protected species (ie bats, owls and badgers).


Mod. No. – R/14         New policy on ‘war gaming’ activities in the countryside – to be referred to as policy B/R25 (A).

Part II



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Peldon consists of two distinct clusters of buildings, separated by a relatively narrow wedge of undeveloped land, and is located six miles to the south of Colchester, and three miles to the west of West Mersea.

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* Census Figures














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The name “Peldon” first appeared in 946 in its Old English form of “Piltendone”, then in 975 “Peltandune” and 1086 – as recorded in the Domesday Bok – as “Peltanduna”.  The name, it is suggested, derives from “Pylta’s Hill”.  Pylta would be an unrecorded name from Old English “Pyltan”, meaning to thrust/drive, or Middle English “Pelten”, “Pilten” of “Pulten”.

Thus, it may well be that the suggested adjective is descriptive of the hill on which the village is built.  Although it is only 100 feet high, the hill is a prominent landmark, particularly when viewed from the south across the estuarine landscape of the surrounding area.

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Figure 3

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Peldon Lower Road

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Pelcon Church Road

As mentioned above the first written record of Peldon occurs in 946, when Aelfgar, Ealdorman of Essex, bequeathed Piltendone to his eldest daughter, Aethelflaed, who married King Edmund “the magnificent” and “deer doer”, first king of the English.  The younger daughter married Ealdorman Brithnoth who was immortalised in the poem of the Battle of Maldon (991).

The main industry in the Winstree Hundred at the time of the Domesday Book and long after, was salt production, but as alternative methods of producing salt evolved the area gradually turned to agriculture.

On the whole, history passed Peldon by until 1884, when early in the morning of the 22 of April, an earthquake shook the North of Essex.  Its epicentre was located in the Peldon area.

Peldon, like other villages in the Borough, possesses a number of attractive listed buildings (19, in its immediate vicinity) as well as dwellings that could be best described as development more suited to a suburban context.  The majority of listed buildings in the village are of 18th century origin; the oldest building in the village, however, is the Church of St Mary the Virgin.  The church has evolved in a similar manner to most churches in as much as the original 12th century Nave has had a 14th century tower, 16th century clerestory and 19th century chancel added to it.


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Peldon is located to the south of Colchester and consists of two distinct clusters of buildings as defined by the village envelopes, namely; Lower Road/Mersea Road and Church/Malting/St Ives Road.  Church Road provides a border to a Countryside Conservation Area, which is to its south and east.  The majority of the village is located within the Bradwell Safeguarding Zone.

The village – in plan – forms a distended triangle; Church Road forming the diagonal member (NE to SW), Lower Road forming the horizontal or base of the triangle (W to E) and finally St Ives Road represents the vertical member (due N to due S)

The village has been built on the side of a hill; Lower Road runs approximately along a 50ft contour, and Church Road rises from 50ft to follow the 100ft contour at Ashton House.  The descent back to the 50ft Contour begins at the western end of “ Peldon Road” and levels out at “Haxells Farm”.  St Ives Road also provides a quick descent from Church Road to the 50ft Contour at the junction of Lower and Mersea Road.

Within this triangle is a large amount of undeveloped land in varying forms; the heavily wooded area to the rear of Butcher’s View (Church Road) and St Ives Road, to the piece of public open space at the junction of Church, Lower and Wigborough Roads.

The individual character of each of the two areas should be protected.  All proposals which seek to link up or develop the land between Church Road and Lower Road will be resisted.



When one approaches Peldon from the west, on either Peldon or Mersea Road, the village can be seen from a distance as it rises above the low lying coastal land.  Although only a maximum of 100ft high, the hill on which the village is built, still commands an impressive view over the low lying land of this part of coastal Essex.

When viewed from a distance, the church of St Mary the Virgin is the focal point of the village, as it is sited on the highest point in the village.

The undeveloped land between the two settlements, allied with the hill, is a major factor in moulding the character and development of Peldon.

Church Road

The Church Road envelope can be approached from three directions; Wigborough Road, Peldon Road and St Ives Road.  Both St Ives Road and Peldon Road are bounded by thick high hedgerows (10-12ft) indicating the enclosed and intimate nature of the Church Road settlement.  Approaching from Wigborough Road, the situation is somewhat different, as Church Road lies exposed next to open common land.  However, once one has reached “Tronoh House”, hedgerows and trees yet again bound the road.

The second element of the Church Road grouping is that it is essentially an example of ribbon development consisting mainly of post-war architectural styles.  This development comes in clusters of styles; to the east of the Old Rectory is a block of late 50’s/early 60’s style bungalows, discreetly sited away from the road and behind substantial hedgerows.  To the east of Buena Vista there are two block of development; “Butcher’s View”, an example of 1940’s/50’s council housing and to the east of that, a cluster of 1970 style housing (namely “Maios”, “epzibah”, “Whangarie”, “Chubbins”, and “Maple Ridge”).

The centre of this cluster is the area around the Church.  Here, one finds a core of listed buildings – “Church Cottage”, “Priest’s House”, “Sleyes”, “Wayside” and St Mary’s Church – set around a small attractive open space which is an important feature of the village.  To the east of St Mary’s the village hall can be found, the final element of this visual and social centre of Church Road.

Towards Malting Road and St Ives Road development is of a more scattered nature and, with the exception of Peldon Hall Cottages (1,2 and 3 Malting Road) and Malting Farm, the designs range between the 1950’s to the 1980’s.

As one leaves the envelope by way of Malting Road, joining Peldon Road, one can catch glimpses of the long views to the Colne/Blackwater confluence through the trees and between the houses.  However, the best position to take in the view of the estuary is along Lodge Lane, at the junction of Malting and Peldon Roads, from which one can seed the river Blackwater, Mersea Island and Bradwell, with its nuclear power station.

The Parish Council are keen to see a speed limit imposed along Church Road for safety purposes.

Lower/Mersea Road

The Lower and Mersea Road envelope possesses a greater feeling of space; this is emphasised if one enters the village from either Wigborough Road or Mersea Road.  In both instances one is presented with open space in the form of common or agricultural land and, as one proceeds through the village, the sense of space is emphasised by the distance the majority of buildings are set back from the road and by the generous space around buildings in this area are of post-war origin.  The clustering of particular styles described above is evident here.

There are three main groupings, within the Lower/Mersea Road envelope; Peldon Crescent which, like Butcher’s View, is indicative of early post-war council development; Newpots Close stands out as an example of 1960’s development which is incompatible with both the ribbon and rural nature of the village; finally, adjacent to Games Farm House is a row of dwellings of approximately 1950’s origin.

Outline planning permission has been granted for the erection of five detached houses with garages (plan ref: 91/1708) on Lower Road adjacent to the Plough Public House.  Detailed planning permission for three individual dwellings had been granted (plan ref: COL/93/0802, CP:/93/0602. Col/93/0590).  Work has commenced on two of the dwellings to the western end of the site.

A 40 mph speed limit has recently been imposed along Lower Road.


Peldon is distinctly rural in character; it possesses a high concentration of farms within a relatively small area.  As a result of the expansion of many farms in the Peldon area in recent times, they now employ more people than they did 10 years ago.  Other sources of local employment include the: autistic home, pubs, garage and gardening centre.  There are also a number of plumbers, handymen and other self-employed businesses operating from the area (including a taxi service).  Colchester and West Mersea are the main sources of employment for the village residents, the latter being just under 3 miles away and the former, only 6 miles away.  The 1991 Census revealed that the age structure of Peldon’s population is unusual, the approximate percentage of people over 60 years old is 25% whereas the borough average is 16%, although the function of Peldon is to act as a dormitory settlement, it is very much a living village in which a wide range of activities take place.

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The 1990 Village Facilities survey highlighted the availability of the following facilities and services within Peldon.

Public Utilities

Peldon is partly served by mains drainage (which experiences problems at wintertime) and it has no street lighting or mains gas supply.


As with the other villages in the Winstred Hundred, Peldon has no post office, although postal services are available from the general store.  The village is not served by any mobile shops, but does have one farm shop.


A part-time doctor’s surgery is currently being operated within the village between 2-3 days a week.  Two practices of doctors serve Peldon, they are based in Rowhedge and West Mersea.  The village is served by a bus route that runs between Colchester and West Mersea seven days a week and by a six days a week service from Wigborough/Tollesbury.

Educational Facilities

The educational facilities within Peldon consist of a nursery/playgroup held once every week.  A mobile library service also operates in addition to the permanent library which opens at the village hall on Saturday mornings.  The mobile service visits once a week.

Social/Recreational Facilities

Peldon possesses 1 church and 1 village hall with kitchen, stage (of poor quality) and toilets.  It also has 2 public houses, these being “The Plough” and the “Peldon Rose”.  The latter pub being located some way outside of the village centre.  Peldon also possesses; 1 playground with conventional equipment, 1 village green and 2 areas of common land.

There are many different types of club and group currently meeting within the village, they include the:

Women’s Institute

Senior Citizens Vlub

Five Parishes Horticultural Society

Historic Society

Art Group

Dog Club

Aerobics Group

Amateur Dramatics Group

Sunday School

Perceived Needs

In the 1990 survey these related to the type of housing available in the village.  The view expressed was that the village had enough “large housing”, and that perhaps a dozen houses for first-time buyers would be more appropriate way of developing the remaining plots available within the envelopes.

The Parish Council has recently stated that it feels strongly that any further developments should be of 1, 2 or 3 bedroom dwellings which there is a local need for, rather than new 4 or 5 bedroom houses.

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Peldon lies within the rural area of the Review of the Adopted Colchester Borough Local Plan, in which it is classified as a Class D (small village) settlement.

Important physical attributes within the village such as buildings, walls, trees, hedges and verges will all be considered as material planning considerations in determining specific applications for development as, of course, will designated features such as Listed Buildings, Tree Preservation Orders (see schedules in Appendices 1 and 2) and definitive footpaths (see figures 4 and 5).

Countryside Conservation Areas

Peldon is partly located within the Coast and Mersea Island Countryside Conservation Area, and the Coastal Protection Belt, which contains large areas of the estuarine marshland characteristic of the Essex coast.  Interspersed by areas of pasture and backed by woodland on the higher ground inland this area is also of international importance as winter feeding grounds for migratory wildfowl.  Therefore, such areas are given special protection from any adverse development proposed, that would be located either within or just beyond their boundaries.  The Borough Council is keen to promote the public enjoyment of Countryside Conservation Areas as long as their rural resources are protected.

Bradwell Safeguarding Zone

The majority of Peldon is located within zone 3 of the Bradwell Safeguarding Zone.  This policy seeks to control the amount of growth around the nuclear power station at Bradwell on Sea.  More specifically, in the event of any development likely to lead to an increase of 500 people in any place, the Borough will consult the Health and Safety Executive and HM Nuclear Installations Inspectorate.

The Village Envelopes

The Review of the Borough Local Plan includes two village envelopes for Peldon, within which new development can be contained.  The Council will, however, resist proposals even if located within these village envelopes, if development would lead to the loss of an important feature in the street scene, or result in the development of an open space important to the character of an area.

Under the provisions of the Borough Local Plan Draft Review, one of the two envelopes will be slightly enlarged at Mersea Road.  This change had been incorporated in the envelope boundaries shown on all accompanying maps.

The Parish Council has indicated that it would prefer to see any further residential allocations in the future constructed in a close formal development, rather than as an extension of ribbon development along the main roads.

Justification for the Village Envelope Boundaries

Lower/Mersea Road  (see figures 3 and 4)

At Spring Cottage and Games Farm House the envelope cuts across Lower Road.  This achieves three objectives; (a) the prevention of continuous ribbon development to the west, which, (b) if not kept in check, would create pressure to join the two settlements, and (c) to fulfil Borough Policy with reference to Countryside Conservation Areas.

This also is applicable to the envelope cutting through the property of “Barnards Cottage” and to the east of “ Peldon Crescent” and “Rose Cottage”.  The protection of agricultural land is of considerable importance along the eastern section of the envelope.

The southern boundary, generally, protects agricultural land and is part of Council policy concerning Countryside Conservation Areas.  More specifically, when objections were raised concerning the non-inclusion of land to the rear of Brick House Farm, the Council’s policies were upheld by the Planning Inquiry inspector:

“Although the objection site is adjoined by development to the west, north and east, it consists of a very extensive area of agricultural land which forms an important area of open countryside which relates closely to a larger part of the Lower Road portion of Peldon…  Release of the objection site would result in large-scale estate development over a wide area.  Such development would be much greater than the limited development at Newpots Close and would amount to a very significant change in the character of the area and the settlement.  The resultant urbanising effect would be damaging in the extreme…” (1)

The northern boundary of the Lower Road envelope and the southern boundary of the Church Road envelope prevents the development of open space for the following reason:

“… the village of Peldon has a particular, characteristic form in that it effectively comprises of two distinct parts, each with its own village envelope, separated by a largely undeveloped central area.  This contributes to the character of this small village, and the Council have long sought to prevent development which would lead to the coalescence of the two parts” (2)

Church/St Ives/Malting Road  (see figures 3 and 5)

To the west of the envelope the existing development is of an open, scattered character on both sides of Church Road running downhill towards Peldon common.  The envelope at “Feathers” and the land immediately to the west provide” …A valuable buffer between the tighter form of development within the village envelope and the scattered development to the west…” (3).  Further to this the Inspector concluded at the local plan inquiry that:

“To the west of “Feathers”, the edge of the developed area is characterised by single-sided development which commands extensive views southwards towards the estary of the river Blackwater and beyond.  The creation of a similar ribbon line of houses to the south of the lane would introduce a suburbanising influence which would detract from the character of the locality.  This would be accentuated by the necessary removal of parts, if not all, of the substantial roadside hedge for access purposes.  The development would encroach into the sensitive buffer between the upper and lower parts of Peldon, with pressure being created for further development in the area.”

The envelope to the north of Church and Malting Roads seeks to prevent development, primarily, to protect agricultural land and to prevent backland development which would destroy the character of the settlement by introducing a more suburban element.  As the envelope skirts Church Road, to the east of “Sleyes”, the valuable area of open space in front of the church is protected.  A portion of undeveloped land has been included within the envelope on the frontage of Peldon Hall.  Here, development will be permitted in line with the relevant Borough policies in order to accommodate the need for housing in the village and to consolidate the more scattered development along Malting Road.  The amount of land made available for development has been restricted in order to maintain the character of the village.

The northern end of the village envelope is delineated by the properties of No.3 Malting Road (Peldon Hall Cottage) and Malting Farm House and curves behind the properties on the east side of Malting Road and St Ives Road.  This reinforces the Council’s policies on the protection of agricultural land, discouraging development within Countryside Conservation Areas and protecting the character of the village by maintaining the linear character of the settlement.


(1)     Review of Adopted Colchester Borough Local Plan:  Report on Objections to the Plan 1993.  Objection 123, p172.

(2)     Review of Adopted Colchester Borough Local Plan:  Public Inquiry into Objections 1991:  Objection 124, p173.

(3)     Ibid.

(4)     Ibid.

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Future Improvements

The following table highlights a number of suggested environmental improvements, together with agencies for implementation and possible sources of finance.  Suggested private sector improvements relating to privately owned properties will be for their owners to determine whether or not they should go ahead.  They are likely to have to finance such improvements unless suitable individuals or companies could be persuaded to sponsor or contribute towards their cost.

The Borough Council, in association with the Parish Council and other interested parties, will investigate whether or not these improvements can be implemented.

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-          Peldon, although being a relatively small village, possesses two distinct clusters of buildings, its two settlements should be kept physically separate.

-          The protection of both the common and the central area of open space is essential in maintaining the character of Peldon.

-          Development which would extend ribbon development will be resisted.

-          Peldon is a village in which community life continues to thrive.

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Possible Source of Finance

Planting of hedgerow of native species along the
south side of Mersea Road, from “ Peldon Crescent” to opposite of “Slane Cottage”.

British Trust for Conservation Volunteers*

Rural Action

Remove dead trees on E and W boundaries of recreation ground and replace with native species


Rural Action

Improve the W corner of Peldon Common by:

Removal of debris;
renovating sign post;

Reinstate water main covers and markers in a more
orderly manner


Anglian Water

Rural Action/Parish Council

CBC/Parish Council

Treating of unattractive area of tarmac and eroded surfacing at entrance to field South of Forge Cottage and install dragons teeth posts to prevent parking.


Rural Action

Reduce the amount, or remove totally the amount of overhead cables by placing underground.

Private Sector

Eastern Electricity
British Telecom
(CBC Pump Prime)
Seek undergrounding from applications

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The following descriptions relate to properties identified within the “List of Buildings of Special Architectural or Historic Interest”, as published by the Department of the Environment.  The list is now, however, the responsibility of the Department of National Heritage.  The buildings are all located within, or very close to, the village centre (as defined by the Peldon Village Envelopes).  Properties sited elsewhere in the Parish, have been omitted.

Address:          Church of St Mary the Virgin, Church Road

Grade:             I

Description:     C12 nave in mixed rubble with C16 brick buttresses.  C14 window in north wall with 2 trefoiled ogee lights, with tracery in a 2 centred head with moulded label.  Early C15 north doorway, with richly moulded and shafted jambs.  Moulded 2 centred arch with stops.  Clerestory, C16 in red brick 2 window range, south wall, extensively restored.  Three window range north wall, with two 4-centred lights, with decorative spandrels.  C16 upper and lower doorways to rood loft remain with segmental heads.  South doorway is C14 with moulded jambs, 2 centred head.  Chancel added in 1859.  Late
C14 west tower, of 4 stages with moulded plinth and embattled parapet. 
West doorway has moulded jambs and 2 centred arch in a square head with decorative spandrels.  Second stage has 2 cinquefoiled windows.  Third stage has one trefoiled window.  Bell chamber has 4 windows with 2 cinquefoiled lights in square heads with moulded label.  Staircase tower on north side.  South porch extensively restored, has C16 red brick, crownpost roof and moulded tie beam.  Nave roof of 6 bays with hammer beam trusses, on wall posts with moulded capitals and bases.  All principal members moulded.  (RCHM 1).

Address:          Church Cottage, Church Road

Grade:             II

Description:     Early C17 timber framed and plastered house with some brick.  Red plain tile roof.  One storey.  Two window range double hung vertical sliding sashes.  Rear extension with pantile roof.  Double range plan, with newel staircase.

Address:          Peldon Hall, Church Road

Grade:             II

Description:     Early C14 hall house, extensively altered late C16 and late C18.  Timber framed and plastered, with red plain tile roof.  Two gables to south front.  Two storeys.  Three window range C18 double hung vertical sliding sashes with glazing bars.  One red C16 chimney stack extensively rebuilt C18 and one brick C18 chimney stack.  Internally the original service wing remains, with exposed frame at first floor.  Part of C14 hall roof with arch braced collar purlin frame at first floor.  Part of C14 hall roof with arch braced collar purlin is also in-situ.  East wing is circa 1590 with stop chamfered beams.  Good late C18 staircase with stick balusters and moulded handrail, and C18 doors and fire surrounds.  Modern lean-to extensions east and west.  Adjacent is the C18 bakehouse in red brick with original red brick dog kennel.

Address:          Barn to north-west of Peldon Hall, Church Road

Grade:             II

Description:     Mid C14 aisled 5 bay barn.  Timber framed and weatherboarded with corrugated asbestos half hipped roof.  Small gabled midstrey.  Crown post roof with arch braced tie beams and halved and bridled top plate scarfs.  Reversed assembly at eaves and jowled aisle ties.

Address:          Forge Cottage, Church Road

Grade:             II

Description:     Late C17, timber framed and weatherboarded house, with red plain tile half hipped roof.  Two storeys.  Three window range double hung vertical sliding sashes with glazing bars.  Original central chimney stack.

Address:          Games Farmhouse, Lower Road

Grade:             II*

Description:     Early C15 small hall house.  Timber framed, with red plain tile half  hipped roof.  Two storeys.  Two window range modern casements.  Modern single storey extension at east end, weatherboarded with red plain tile roof.  Early C17, timber framed extension to south with red plain tile roof.  Originally 2 bay open hall, with floored end bay.  Most of original frame remains and is of high quality workmanship.  Internal features include screens doorways, C16 inserted first floor, arch braced, cambered tie beam with cross quadrate crown post, stop chamfered beams, and raised tie beam west end frame.  C17 wing also has exposed frame with heavy jowled storey posts.

NB The Parish Council has indicated that it believes that the farmhouse was constructed in 1420 and extended some 50 to 60 years later, not in the 17th Cemtury as indicated in the official records.

Address:          Maltings Farmhouse, Maltings Road

Grade:             II

Description:     Late C16, house, timber framed, plastered and part weatherboarded, with red plain tile roof, hipped at east end.  Two storeys.  C18 double hung vertical sliding sashes with glazing bars and horizontal sliding sashes with glazing bars.  Flat roofed dormer on north side.  Original central chimney stack.  Two storey gabled porch on south front, and 2 lean-to extensions on the north.

Address:          Maltings Cottage, Maltings Road

Grade:             II

Description:     C18 cottage, timber framed and weatherboarded, with red plain tile gambrel roof.  One storey and attics.  Two window range double hung vertical sliding sashes with glazing bars.  Four gabled dormers, with modern casements and vertical sliding sashes.  C19 gabled porch with decorative bargeboards.

Address:          The Cottage, Lower Road

Grade:             II

Description:     Mid C18 cottage, in painted brick with red plain tile gambrel roof, halp hipped at ends.  One storey and attics.  Four window range C19 casements, in segmental arches.  Two catslide dormers with casements.  End chimney stacks in red brick.  Early C19 extension at east end, with red pantile roof.  One window range, casement, in later extension at rear.

Address:          The Plough Public House, Lower Road

Grade:             II

Description:     Late C16 or early C17 house, timber framed and weatherboarded, with red plain tile hipped roof.  Two storeys.  Three window range, double hung vertical sliding sashes with glazing bars.  L-shaped plan.  East front is 3 bays and chimney bay.  Modern single storey extensions front and rear.  Internally much of the original frame is exposed.

Address:          Slane Cottage, Mersea Road

Grade:             II

Description:     Mid C18 cottage in red brick with red plain tile gambrel roof.  One storey and attics.  Three window range horizontal sliding sashes with glazing bars.  Two flat roofed dormers with casements.  Lean-to at rear.  End chimney stacks in red brick.

Address:          Sampton Wick, Wigborough Road

Grade:             II

Description:     Early C14 hall house, with crosswing.  Timber framed and plastered with red plain tile roof.  Two storeys to cross wing, remainder one storey and attics.  1:3 window range modern casements.  One gabled dormer.  Crosswing is gabled with modern exposed timbers, and jettied on curved brackets.  Modern extension to south-west plastered with red plain tile roof.  Some late C19 brick underbuilding at rear.  Internally features include C17 inserted first floor in hall, C14 ogee door head, and C14 crown post roof to crosswing.

Address:          Priest’s House, Church Road

Grade:             II

Description:     C15 timber framed and plastered, house with red plain tile roof.  Two storeys and attics.  Gabled and originally jettied to front, now part underbuilt.  One window range, modern casements.  Some original exposed frame on north side, with C19 brick noggin.  Lean-to extensions on south (RCHM 2).

Address:          Sleyes, Church Road

Grade:             II

Description:     Mid C18 timber framed house with red brick façade, and red plain tile hipped roof.  Two storeys, two window range C18 double hung vertical sliding sashes with glazing bars in gauged arches.  Dentilled eaves course, and stucco string.  Modern porch.  South front has C19 brick façade with modern casement windows.  Rear wing also timber framed.  Gabled and lean-to extensions at rear.

Address:          Wayside, Church Road

Grade:             II

Description:     Late C18 cottage in red brick, with red plain tile roof.  One storey and attics.  Three window range, early C20 casements in original openings with segmental arches.  Four catslide roofed dormers with casements.  End chimney stacks in red brick.

Address:          Forge, Church Road

Grade:             II

Description:     Small early C19 forge.  Timber framed and weatherboarded with red double Roman tiled roof.  Large fixed casements to south front.

Address:          Brickhouse Farmhouse, Lower Road

Grade:             II

Description:     Built circa 1780 originally timber framed, the red brick is of 1885, subsequent to earthquake damage.  Two storeys, with cellar and attics.  Red plain tile pyramid roof.  Three window range late C18 double hung vertical sliding sashes with glazing bars.  Centre first floor window has semi-circular head.  Gabled dormers to each side of roof.  Late C19 porch.  Late C19 single storey service range on west side in red brick with red plain tile roof, with crested ridge tiles.  Internally there is extensive late C18 detailing including staircase with wreathed handrail, reeded balusters and carved spandrels, carved door linings, and fire surrounds.  Early C19 cast iron fire surrounds on first floor.  Hallway has plain vaulted “gothic” plaster ceiling, and there are 2 ogee doors with pineapple finials.  Original semi-circular fanlight, re-used above west door.

Address:          Granary to west of Brickhouse Farmhouse, Lower Road

Grade:             II

Description:     C18 granary, timber framed, brick and weatherboarded.  Red plain tile pyramid roof, with weathervane.  Later lean-to extension on north with grey late roof.

Address:          Honeysuckle Cottage, Lower Road

Grade:             II

Description:     Mid C18 cottage.  Timber framed and plastered, with weatherboarded front.  Red plain tile gambrel roof.  One storey and attics.  Two window range C18 double hung, vertical sliding sashes with glazing bars.  Three catslide dormers, with horizontal sliding sashes with glazing bars.  End chimney stacks in red brick.

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Old Peldon Rectory, The Rectory & Ashton House



Whatever species

NB      Anyone who believes that a particular tree, or group of trees, might merit protection, should contact the Council’s Tree Preservation Officer (tel 712448).  The matter can then be investigated further.