Tiptree Neighbourhood Plan

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Site Allocations

As part of the requirement placed upon Colchester Borough Council by national government to provide 15,000 homes within the Borough by 2033, Tiptree Parish has, in turn, been required to provide a minimum of 600 new homes by 2033. One of the purposes of the Neighbourhood Plan is to determine where the settlement boundary for the Parish of Tiptree will be extended to allow space for this housing provision.

In order to meet the requirement for 600 new homes in Tiptree there have been two calls for local landowners to put forward sites for possible development. The first was the Colchester Borough Council call for sites commencing in 2014 and the second was made by Tiptree Parish Council in 2017. Each site submitted was subjected to a thorough Strategic Housing Land Availability Assessment (SHLAA) to assess its suitability for development. Sites were assessed against pre-agreed criteria, the assessments were peer reviewed to check consistency and then reviewed by a Colchester Borough Council planning officer. As a result of the SHLAA process 42 sites around the entire Neighbourhood Plan area were taken forward for further consideration. The final selection of sites has been informed by the SHLAA process alongside the vision and objectives of the Neighbourhood Plan which have been derived from the community consultation exercise.

Two areas have been selected for development and each comprises several submitted sites and is promoted by more than one land agent or developer. It is a necessary requirement that the combined development area, as well as each separate area, is brought forward in a coordinated manner. This is to achieve general consistency and equalisation as well as to ensure that development is in keeping with the character of Tiptree across a range of aspects which may include layout, roads, footpaths, housing mix and design. Applications should not come forward until these masterplans have been developed and engaged on with the community.

When considering the siting of future development, a recurring theme throughout the responses to the Community Questionnaire is the ability to access major routes, the A12 in particular, without exacerbating the traffic situation in Church Road. Serving as the main through route for south-east to north-west traffic, Church Road already accommodates a greater volume of traffic than is ideal for the shopping and business centre for the village. It is for these reasons that Objective 12 states 'To favour new developments to the north and west of the village on sites that allow access to main routes with minimal impact on the village centre.'

Furthermore, it is considered appropriate to seek to generally improve traffic flow through the village wherever possible and to work towards alternative routes for traffic currently passing through the village. Whilst it is recognised that in the current planning period this may, in some cases, be restricted to the safeguarding of potential future routes, the purpose of this plan is to provide a strategic plan that will 'future-proof' Tiptree against the impact of future developments. Ultimately it is envisaged that the 'missing link' in the northern link road will be delivered through a Messing and Inworth Neighbourhood Plan or through a review of the CBC Local Plan (see Section 8 page 29).

Essex Highways considers the 'link roads' should help to relieve any existing congestion problems within Tiptree as well as help to mitigate the impact of any new trips generated by the proposed developments, however the possible effects of the 'link roads' need to be evidenced as part of the planning applications. This should form part of the accompanying Transport Assessments. The scope of the Transport Assessments should be agreed with the Highway Authority prior to application.

The sites that are being promoted here are considered to have the capacity to deliver the required 600 homes for Tiptree. The total number of houses allocated to this plan is sufficient to ensure the viability of the planning gains required of developers and to enable the Elms Farm development to connect with Colchester Road across an additional piece of land at The Maypole corner.

(2) POLICY TIP12: COMPREHENSIVE DEVELOPMENT

  1. Applications for development on the site allocations contained in Policies TIP13 and TIP14 should be underpinned by overarching masterplans. These masterplans are to have been informed by a process of active engagement with the community of Tiptree and with the other land owners/developers involved in the plan. These masterplans should demonstrate, where necessary, that they align with one another, particularly with regard to the connectivity of the 'primary street' and will contribute towards the delivery of the overall vision for Tiptree.
  2. These masterplans will set out general design principles and provide an indicative framework to guide the development of the area in accordance with the aspirations of the Neighbourhood Plan and demonstrate an understanding of the intrinsically semi-rural nature and evolution of the Tiptree settlement pattern.
  3. Planning applications must be accompanied by Transport Assessments, the scope of which must be agreed with ECC Highways in advance of any application. In particular, the Transport Assessments must demonstrate that the new link roads will satisfactorily mitigate traffic impacts of the proposed development and address existing road congestion issues in Tiptree village.

Tower End

The area referred to here as Tower End stretches from Grange Road, just east of the water works, through to Kelvedon Road as shown in cream on Map 12.1 opposite. The land comprises approximately 10 hectares and can accommodate approximately 175 homes. The allocation includes additional land at the western edge of the site primarily to ensure the retention and enhancement of biodiversity within the landscaping of the development. This development also offers the opportunity to connect Grange Road with Kelvedon Road and thereby create alternative routes out of the village and to the A12.

An undeveloped portion of the land at Tower End forms part of the area designated as a Local Employment Zone in the Local Plan. In allocating this land for housing it will be lost as an employment zone however Policy TIP14 provides a replacement area in a favourable location which improves the prospects of it being taken up for commercial use.

There is also a Gypsy and Traveller Accommodation Site allocated in the Local Plan at Pony Farm (as shown on the Borough Inset Proposals Map, October 2010). This would be lost if the land is developed as part of the Tower End allocation. A similar replacement site will need to be provided although this would not necessarily have to be in Tiptree.

There are no designated heritage assets within the site at Tower End however the nearby Water Tower and Pumping Station are likely eligible for the Local List of heritage assets. In terms of below-ground archaeological investigation, there is currently no information recorded in the Historic Environment Record for this area, with the exception of the railway track bed (Kelvedon-Tiptree-Tollesbury Light Railway, closed in 1951), this is also potentially eligible for the Local List. There may be a need for pre-determination trial-trenched evaluation, to establish the archaeological potential of this area which has not been the subject of any previous systematic archaeological investigation.

There is an existing rising main (pressurised sewer) and water main in Anglian Water's ownership within the boundary of the site and the site layout should be designed to take these into account. Where this is not possible an application to Anglian Water to divert the existing infrastructure will be required.

(4) POLICY TIP13: TOWER END

Tower End is allocated for approximately 175 homes. The following criteria must be met:

  1. A mix of dwelling sizes in accordance with Policy TIP05, including provision of bungalows; and
  2. An affordable housing contribution relevant under national or Borough policies at the time the planning application is submitted subject to viability considerations; and
  3. 0.27ha provided as green space for community use and wildlife. This is complimentary to meeting the requirements for open space provision in the Colchester Local Plan; and
  4. Development should deliver net environmental and biodiversity gains, in addition to protecting existing habitats and species. Any negative impacts on biodiversity, including flora and fauna, and local wildlife must be adequately mitigated and/or offset; and
  5. A 'primary street' connecting Kelvedon Road with Grange Road in accordance with Policy TIP07 and Map 8.3; and
  6. Safe direct walking and cycling routes from within the estate to Baynard's Primary and Thurstable Schools as well as towards the village centre and Perrywood Garden Centre; and
  7. The provision of land for 1 Gypsy and Traveller pitch in an accessible location on site. Provision off-site will be appropriate on a suitable alternative site in Tiptree or, if no such sites are available, then on a suitable alternative site elsewhere in the Borough; and
  8. A heritage impact assessment; and
  9. The provision of an appropriate Residential Travel Plan; and
  10. Multi-functional Sustainable Drainage Systems (SuDS) to manage rainfall runoff, enhance biodiversity and provide a place for nature and recreation; and
  11. In addition the operational water mains across the site will be protected from development to ensure that access can be maintained.

Highland Nursery & Elms Farm

The area to the north of Oak Road is promoted as a single unit however it is divided into Highland Nursery at the western end and Elms Farm at the eastern end as illustrated in cream on Map 12.2. No development is planned in the section between these two areas that lies outside the parish boundary and therefore outside the direct influence of this Neighbourhood Plan. Highland Nursery comprises approximately 11 hectares and is allocated for approximately 220 homes and a Business Area. Elms Farm comprises approximately 10 hectares and is allocated for approximately 230 homes.

Colchester Borough Council's Historic Environment Team has advised that the Highland Nursery site will impact on the setting of Hill Farmhouse (Grade II listed building) and it may impact on the setting of Pan in the Woods (Grade II listed building). The Elms Farm site will impact on the setting of four Grade II Listed Buildings (Elms Farmhouse, barn and stable, and the Maypole). A heritage impact assessment is required. There may be a need for pre-determination trial-trenched evaluation, to establish the archaeological potential of this area which has not been the subject of any previous systematic archaeological investigation. The Environment Agency have advised that Highlands Nursery and Elms Farm lie over a Secondary Aquifer. Sufficient information will need to be provided as part of the planning application in the form of a Preliminary Risk Assessment and provide assurance that the risk to the water environment is fully understood and can be addressed.

(7) POLICY TIP14: HIGHLAND NURSERY AND ELMS FARM

  1. Highland Nursery and Elms Farm are together allocated for approximately 450 homes. Both parts of the allocation must meet the following criteria:
    1. An affordable housing contribution relevant under national or Borough policies at the time the planning application is submitted subject to viability considerations; and
    2. A mix of dwelling sizes in accordance with Policy TIP05, including provision of bungalows; and
    3. Development should deliver net environmental and biodiversity gains, in addition to protecting existing habitats and species. Any negative impacts on biodiversity, including flora and fauna, and local wildlife must be adequately mitigated and/or offset; and
    4. Safe direct walking and cycling routes from within the estate to Baynard's Primary and Thurstable Schools as well as towards the village centre and Perrywood Garden Centre; and
    5. A heritage impact assessment; and
    6. The provision of an appropriate Residential Travel Plan; and
    7. Provision of multi-functional Sustainable Drainage Systems (SuDS) to manage rainfall runoff, enhance biodiversity and provide a place for nature and recreation; and
    8. The submission of a Preliminary Risk Assessment in respect of possible contamination of a secondary aquifer.
  2. Highlands Nursery - Development at Highlands Nursery must meet the following criteria:
    1. Deliver approximately 220 residential dwellings on the land identified on the 'Tiptree Policies Map Site Allocations'; and
    2. Deliver approximately 1.5ha of non-residential employment land for Class B uses and other appropriate employment generating uses in accordance with Policy TIP10. Uses which create impacts on the road network (through the volume of traffic and/or size of vehicles) or on amenity of neighbours must demonstrate that these will be adequately mitigated; and
    3. Provide 0.36ha of green space for community use and wildlife and to include a Local Equipped Area for Play with good pedestrian access for the existing community of Tiptree; this is complimentary to meeting the requirements for open space provision in the Colchester Local Plan; and
    4. A 'primary street' is provided from the junction with Kelvedon Road and being capable of extension through the eastern portion of the development into Colchester Road in the future, as set out in Policy TIP07 and Map 8.3.
  3. Elms Farm - Development at Elms Farm must meet the following criteria:
    1. Deliver approximately 230 residential dwellings on the land identified on the 'Tiptree Policies Map Site Allocations'; and
    2. The provision of a green buffer between the existing houses in Oak Road and the new development and between Bishops Cottage and the new development; and
    3. Provide 0.8ha of green space for a Multi-Use Games area with good pedestrian access for the
    4. existing community of Tiptree. This is complimentary to meeting the requirements for open space provision in the Colchester Local Plan; and
    5. A 'primary street' is provided from the junction with Colchester Road and being capable of extension through the western portion of the development into Kelvedon Road in the future, as set out in Policy TIP07 and Map 8.3; and
    6. Protection of a future road access into the land behind the Bonnie Blue Oak on the south-west side of the site; and
    7. Provision of appropriate mitigation for surface water flooding which could arise from the watercourse to the south-west of the site.

One of the older houses in Tiptree is Grade II listed, Elms Farmhouse in Messing Road which dates from the late 16th century.

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