Tiptree Neighbourhood Plan

Ended on the 10 August 2020
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(46) Introduction

This document represents the Neighbourhood Plan for Tiptree parish. It represents one part of the development plan for the parish over the period to 2033, the other part being the emerging Colchester Local Plan. The Tiptree Neighbourhood Plan exists within the context of the Colchester Local Plan and details planning policies specific to Tiptree.

Colchester Borough Council (CBC), as the local planning authority, designated a Neighbourhood Area for the whole of the Tiptree parish area in 2015 to enable Tiptree Parish Council to prepare the Neighbourhood Plan. The Plan has been prepared by the community through the Tiptree Neighbourhood Plan Steering Group.

The Map 3.1 below shows the boundary of the Neighbourhood Plan area, which is contiguous with the boundary of Tiptree parish.

Map 3.1: The Neighbourhood Plan area (outlined in red)

The purpose of the Tiptree Neighbourhood Plan (the Neighbourhood Plan) is to guide development within the parish and provide guidance to any interested parties wishing to submit planning applications for development within the parish. The process of producing a plan has sought to involve the community as widely as possible and the different topic areas are reflective of matters that are of considerable importance to Tiptree, its residents, businesses and community groups.

Each section of the Plan covers a different topic. Under each heading there is the justification for the policies presented which provides the necessary understanding of the policy and what it is seeking to achieve. The policies themselves are presented in the green boxes. It is these policies against which planning applications

will be assessed. It is advisable that, in order to understand the full context for any individual policy, it is read in conjunction with the supporting text.

National Policy

The National Planning Policy Framework (NPPF) states:

"Neighbourhood planning gives communities the power to develop a shared vision for their area. Neighbourhood plans can shape, direct and help to deliver sustainable development, by influencing local planning decisions as part of the statutory development plan. Neighbourhood plans should not promote less development than set out in the strategic policies for the area, or undermine those strategic policies (para 29).

Once a neighbourhood plan has been brought into force, the policies it contains take precedence over existing non-strategic policies in a local plan covering the neighbourhood area, where they are in conflict; unless they are superseded by strategic or non-strategic policies that are adopted subsequently (para 30).

Neighbourhood plans can play an important role in identifying the special qualities of each area and explaining how this should be reflected in development (para.125)."

Local Plan Policy

3.1. The Emerging Colchester Local Plan reflects the National Planning Policy Framework (NPPF) and sets out a vision, strategy, objectives and policies for planning and delivery across the Borough. The Tiptree Neighbourhood Plan exists within the context of the Colchester Local Plan and the policies contained within it. The emerging Colchester Local Plan contains the following paragraph pertaining to Tiptree, upon which this Neighbourhood Plan is founded.

Policy SS14: Tiptree

Within the broad areas of growth shown on the Tiptree policies map, the Tiptree Neighbourhood Plan will:

  1. Define the extent of a new settlement boundary for Tiptree;
  2. Allocate specific sites for housing allocations to deliver 600 dwellings;
  3. Set out any associated policies needed to support this housing delivery i.e. housing mix, type of housing and density for each site allocated for housing;
  4. Set out the policy framework to guide the delivery of any infrastructure/community facilities required to support the development;
  5. Consider strategic cross boundary issues e.g. A12 junction improvements;
  6. Identify other allocations in the Parish, including employment and open space.

Proposals for development outside of the identified broad areas and the settlement boundary for growth will not be supported. This policy should be read in conjunction with the generic Neighbourhood Planning Policy SG8, Policy SG3 and policies in the Tiptree Neighbourhood Plan, once it has been adopted.

The Emerging Colchester Local Plan is currently subject to independent examination but, once adopted, will provide the strategy for growth of the Borough to 2033. Following the adoption of the emerging Local Plan, the policies contained therein will apply to Tiptree except where superseded by this Neighbourhood Plan. However, prior to the adoption of the emerging Local Plan, the current adopted Development Plan Documents (DPDs) which together constitute Colchester's Local Development Framework, should be consulted as a guide to future growth and development within the administrative area of Colchester Borough Council up to 2021. This includes the following:

Core Strategy (adopted 2008, amended 2014)

The policies in the Core Strategy provide the strategic direction for the Local Development Framework and for the delivery of development, infrastructure, facilities and services in Colchester to 2021. These policies seek to achieve the CBC Vision and Objectives and should be interpreted within the context of the Spatial Strategy.

Site Allocations DPD (adopted 2010)

The purpose of the Site Allocations DPD is to set out the criteria for the boundaries shown on the Proposals Map and to provide area specific allocations in line with the overall strategy set by the Core Strategy.

Development Policies DPD (adopted 2010, amended 2014)

The 25 policies in the Development Policies DPD set out the specific criteria which planning applications for the development and use of land and buildings will be considered and provide local standards for the development of sites.

Proposals Maps (Tiptree) (adopted 2010)

Land allocations are shown and these reflect the policies within the current DPD. Tiptree Jam Factory DPD (adopted 2013)

This forms part of the currently adopted framework.


Community consultation is at the heart of the Neighbourhood Planning process and the views expressed by the majority are the foundation for the plan itself. In the course of developing the Neighbourhood Plan there will have been four community exhibitions, a community questionnaire, a housing needs survey, consultation exercises to engage with landowners, local businesses and schools, as well as a referendum. The level of community involvement has been impressive with high attendance at the exhibitions and over 1000 questionnaires returned.

The timetable of past and future events is printed below. The dates of future events are provisional.

October 2013 Tiptree Parish Council (TPC) formed an initial working party to produce a

Neighbourhood Plan.

February 2014 Regular meetings commenced to proceed with the Plan.

July–Sept 2014 Colchester Borough Council (CBC) call for landowners to offer sites for possible development.

September 2014 Businesses were asked to join the group.

October 2014 TPC apply to CBC for Tiptree to become a Neighbourhood Plan Area.

Nov–Dec 2014 Six week period of consultation by CBC.

February 2015 Tiptree designated a Neighbourhood Plan Area by CBC.

Jan/Feb 2015 Initial community consultation exhibition & Working Group formed.

November 2015 Second community consultation exhibition.

September 2016 Tiptree Village Questionnaire distributed to every home.

April 2017 TPC Call for landowners to offer sites for possible development.

June 2017 Rural Community Council of Essex (RCCE) Housing Needs Survey distributed to every home.

Summer 2017 Analysis of Questionnaire results and commencement of assessment of sites on offer.

December 2017 Development of a Vision statement and Objectives derived from the questionnaire responses that will shape future planning.

January 2018 Preparation of Neighbourhood Plan brief to instruct consultant.

February 2018 Questionnaire Results and Vision and Objectives feedback exhibition.

February 2018 Appointment of a Task Group and the hire of a consultant to write the draft Neighbourhood Plan.

June/July 2019 Launch exhibition and six-week community consultation on proposed Neighbourhood Plan.

Autumn 2019 Analysis of responses and Neighbourhood Plan amendments.

January 2020 Preparation of supplementary documents.

March 2020 Reg 15 Submission of plan to Local Planning Authority (LPA).

April 2020 Reg 16 Statutory Consultation Period (6 weeks) and appointment of examiner.

July 2020 Reg 17 LPA submission to independent examiner.

September 2020 Reg 18 LPA produces a Decision Statement.

October 2020 Formal 6 weeks' publicity of coming referendum.

November 2020 Reg 19 Referendum and result, a majority vote is needed to accept the plan.

December 2020 Reg 20 Plan adopted.

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