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Maldon District Council is explaining why national housing requirements and planning policies can mean developments are approved despite strong local objections, following concerns about decisions affecting Tollesbury, Great Totham and Latchingdon.

Changes to the Government’s housing calculation in December 2024 increased the district’s annual housing need figure from 310 to 586 homes per year. The Council has written to the Government to raise concerns about the implications for rural districts made up predominantly of small villages.

Planning decisions must be made in accordance with the development plan unless material considerations indicate otherwise. The National Planning Policy Framework (NPPF) is an important material consideration. Its revised policies, published in August 2026, introduces a more supportive approach to certain forms of housing development outside settlements where there is evidenced unmet need, subject to requirements including the site’s relationship to an existing settlement and whether infrastructure can accommodate the development.

This means that being outside a village’s settlement boundary, or attracting substantial opposition, is not in itself sufficient reason to refuse an application. Where national policy supports a proposal and the evidence does not justify refusal, the Council may have little scope to withhold permission. This is not a requirement to approve every application: the relevant policy tests, environmental protections and site-specific evidence still apply.

Cllr Simon Morgan, Leader of Maldon District Council, said: “I recognise the strength of feeling about recent planning decisions in Tollesbury, Great Totham and Latchingdon. Residents are understandably concerned about the impact of new homes on roads, schools, healthcare and the character of their villages.

“The Council does not set the national housing calculation or national planning policy. We must assess applications within that framework, even where the outcome is not what residents want. We cannot refuse an application simply because it is unpopular: any reasons for refusal must be supported by sound planning evidence.”

The Council considers evidence about infrastructure and local services, including consultee advice from Essex County Council on highways and education and from NHS bodies on healthcare. Where consultees raise no objection, or identify measures that would address a development’s impacts, a refusal on those grounds would need clear supporting evidence. Applicants can appeal against a refusal, and unreasonable decision-making can result in an award of costs against the Council.

Cllr Morgan added: “An approval does not mean residents’ concerns have been ignored. It means the Council has assessed the proposal against the relevant policies and evidence and concluded that permission should be granted. Your views remain an important part of that assessment, and every application must be considered on its own merits.”

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