The appeal is dismissed and outline planning permission has been refused for a hybrid application for mixed use development to include community woodland and public open space. Outline: 8 no. self build plots and business hub (Class B1a) 836 sqm floorspace (both elements re-sited in revised plans). Full: 98 dwellings with associated garages and parking areas. Proposed new access from West Street and pedestrian access from Robinsbridge Road. The application Ref: 15/01271/OUT, dated 1 October 2015, was refused by notice dated 7 July 2016. The appeal is made by Pigeon Land Ltd and Systemafter Ltd against the decision of Braintree District Council.