Under the Conservation of Habitats and Species Regulations 2017 (commonly referred to as the Habitat Regulations) a Habitat Regulations Assessment (HRA) is required for land use plans and for planning applications, which are likely to have significant effects on a Habitat Site.
Habitat Sites are protected at the highest level and are of international importance. They are designated through the EU Birds Directive and EU Habitats Directive, and these Directives are transposed into UK law. The Benfleet and Southend and Marshes Special Protection Area (SPA) and Ramsar site, which is a wetland of international importance falls within the Castle Point boundary.
Population growth in Essex is likely to significantly affect Habitat Sites through increased recreational disturbance in-combination with other Local Plans. Consequently, in partnership with Natural England, the governments advisor on the natural environment, and other local authorities in Essex (The Essex Coast RAMS Partnership), Castle Point Borough Council has prepared a Recreational disturbance Avoidance and Mitigation Strategy (RAMS) for the Essex Coast.
The RAMS identifies necessary measures to avoid and mitigate likely significant effects from recreational disturbance in-combination with other plans and projects. The RAMS sets out a tariff, which applies to all net new residential development within the Zone of Influence (ZoI). The whole of Castle Point Borough is within the ZoI, therefore, all residential proposals within the borough will be required to make a contribution towards the RAMS to avoid and mitigate adverse effects from increased recreational disturbance to ensure that Habitat Sites are not adversely affected and the proposal complies with the Habitat Regulations.
Proposals for 100 dwellings or more will also require a shadow appropriate assessment to be submitted with the application, which assesses likely significant effects alone. This should clearly show how necessary avoidance measures are incorporated into the proposal. Payment of the RAMS tariff will address in-combination effects.
The alternative to paying the tariff is for applicants to submit a shadow appropriate assessment report, which includes details of bespoke avoidance and mitigation measures. This shadow appropriate assessment report must be prepared by a reasonably qualified person in support of the application and Natural England will need to be consulted.
The Essex Coast RAMS has been reviewed and updated to reflect current housing growth forecasts, updated visitor survey evidence and long-term mitigation requirements. The revised strategy has been developed by the Essex RAMS Partnership and other key stakeholders. The updated strategy will come into effect from 1 August 2026. Similarly, the original Essex Coast RAMS (2018 to 2038) will be superseded, and the 2020 Essex Coast RAMS Supplementary Planning Document (SPD) will be revoked from 1 August 2026.
From 1 August 2026, the tariff is set at £476 per dwelling or qualifying unit.
RAMS Summary Note - August 2026