Preferred Options Local Plan

6. Places

6.1 The policies and text contained within this section set forth allocations for specific parts of the Borough and explain how those allocations align with the Plan's overall spatial strategy and policy objectives.

Colchester

6.2 As a regional centre Colchester is the key focus for a wide range of development opportunities and challenges. This section covers the area of Colchester, divided up into 4 broad geographic areas designed to help the user and follow a place based Plan. The policies relating to Colchester are set out below under the headings, Central, North, East and West Colchester.

(7) Central Colchester

Town Centre

6.3 The Town Centre remains largely defined by the Town Walls first constructed by the Romans two thousand years ago and which led to the development of a compact commercial core built to a higher density and different character to development outside the walls. The insertion of new roads on Balkerne Hill and Southway in the 1960-70s created boundaries between the Town Centre and surrounding residential areas to the west and south sides and limit the potential for Town Centre expansion in those directions. The Town Centre boundary has been extended slightly from the previous boundary defined in the Local Development Framework to include the Crouch Street shopping area. This recognises Crouch Street's role in strengthening the Town Centre's presence of independent retailers, food/drink establishments, and small offices.

6.4 Policy for the Town Centre is intended to support its pre-eminent position in the Borough's spatial hierarchy and provide a flexible approach to adapting to changing economic and social circumstances. Town centres have been evolving to provide a greater mix of leisure and food/drink uses in previously retail-only areas. In recognition of this fact, the Council will accept a greater diversity of town centre uses in primary shopping areas to support the core retail uses. This approach is intended to increase the mix of compatible uses in Colchester's historic core to provide a more robust economic environment and will stimulate a greater diversity of evening activities. The Town Centre will therefore attract people of various ages and interests at different times of the day and night, and when combined with effective Town Centre management policies, safety and inclusiveness will be improved.

6.5 The Council wishes to ensure that all town centre businesses are able to enjoy the great benefits of fibre, including its future-proofing, at rates comparable to those available in the world's best-connected cities. The town centre already has a free WiFi network which went live in 2014 and the Council is currently working with partners to install ultrafast broadband.

6.6 The extent of the Primary Shopping Area has been reviewed to address the requirement in the National Planning Policy Framework (NNPF) to provide and define the extent of primary and secondary shopping frontages in town centres. The previous Local Plan provided for an the Inner and Outer Core where the requirement for the Inner Core was 85% of frontages to be in retail use with a lower requirement of 50% in the Outer Core. These two areas have now been merged into one Primary Shopping Area where the retail frontage requirement is 50%. The area previously classed as Mixed Use Areas will continue with that allocation as it is appropriate for a wide range of town centre uses, including secondary retail frontages. These changes to planning policy reflect the increasing predominance of leisure, food/drink and cultural uses within town centre areas previously confined to retail uses only. It will also help accommodate the need for additional capacity for town centre uses in the main Town Centre area.

6.7 The need for further development capacity within the Town Centre will largely be met by redevelopment of existing areas, given the land use, environmental and topographic constraints on further Town Centre expansion. The St. Botolph's area to the east will continue to be a focus for new development in the Town Centre, with the Firstsite gallery, opened in 2011, serving as a catalyst for further culture and leisure-related development. With permission granted for an arthouse cinema, further development is programmed to include development of an 85-bed hotel; restaurant cluster; and student accommodation.

6.8 The need identified in the Council's retail evidence base for additional comparison retail capacity will be addressed by development of the Vineyard Gate site, beginning with the Vineyard Street car park area. Development there will also include related leisure and food/drink uses to ensure the viability and vitality of the proposal. Medium to longer term need for town centre use floorspace will be also be addressed by redevelopment of the St. John's and Priory Walk developments, providing potential opportunities for redevelopment of existing buildings and car parks.

6.9 Residential uses will be supported within the Town Centre to support vitality, diversity, and economic activity. In addition to existing units, further residential units will arise from the permitted development change of use from office use as well as the refurbishment of upper floors over town centre uses. New residential allocations are provided for in the Britannia Street car park and for a portion of the Town Hall car park.

6.10 Additional office floorspace to sustain the Town Centre will be supported at the adjacent Middleborough Local Economic Area as shown on the Policies Map. This is specifically safeguarded for the retention of office uses and also allows scope for redevelopment to provide additional purpose-built modern accommodation well-connected to Town Centre facilities. The area's edge of centre location means it would be considered to be sequentially preferable to other potential locations for offices in the Borough. The Town Centre fringe areas also contain areas of existing employment floorspace at South St. Peters Street, George Williams Way and Southway which will be safeguarded to ensure the supply of well-located business use premises.

6.11 Alternative Options

No change - retain existing Town Centre boundary and Inner and Outer Retail Cores: This option would not address the requirement to update allocations and policies for the Town Centre, given the need to find further areas for the development of additional Town Centre floorspace. Additionally, while policy needs to be modified to allow for increasing flexibility in uses to respond to changing market requirements, the NPPF continues to require the identification of Primary and Secondary shopping areas.

(9) North Colchester

6.12 The North Colchester area has been the subject of various planning applications and development in recent years and this is expected to continue through the plan period. The road infrastructure has already seen significant change with Axial Way, United Way, A12 Junction 28 and the Northern Approaches Road all opened by April 2015. The early delivery of the transport infrastructure allowed Colchester United football club to relocate to the Weston Homes Community Stadium in 2008. The stadium was part of a comprehensive development granted planning permission in 2006. The applications allowed for an element of leisure use as well as employment space to support future housing growth in the area. The uses permitted included the community stadium, health and fitness centre, an hotel, public house and other food/drink uses, some of which are under construction. The mix of uses was permitted to enable funding of the stadium and local road infrastructure.

6.13 The North Transit Corridor will facilitate high quality public transport services that can bypass traffic and provide easy access by a range of sustainable modes to the town centre, North Colchester and the Park and Ride via Colchester Station. The last section of the North Transit Corridor (referred to as NAR2 Busway in the previous Local Plan) is yet to be delivered and is subject to an existing legal agreement.

6.14 To support the sport and leisure theme and promote active healthy life styles which can be used by all ages, development must be well connected for walking and cycling to existing and new communities. The dual carriageway A12 trunk road severs the development areas north and south of the A12. Measures need to be included in the masterplan to provide safe, direct, cohesive walking and cycle linkages to allow people to move independently between the development areas and the new opportunities on offer.

6.15 The Myland and Braiswick Neighbourhood Plan identifies the emerging Northern Gateway proposals as having the potential to deliver an array of sport and leisure facilities which will provide much needed opportunities for sport and recreation and which will make an important contribution to the sustainability of the Neighbourhood Plan Area. The Plan indicates that end Myland Community Council will work with CBC to ensure the proposed sport and leisure development area will help to satisfy resident aspirations.

(1) Zone 1 - Strategic Employment Area

6.16 The Employment Land Needs assessment identifies North Colchester and Severalls Strategic Economic Area as one of the Borough's best located and connected sites for business, benefiting from excellent access to the strategic road network. There is approximately 17ha of land available to be allocated for employment purposes. The area is well placed to accommodate over-spill demand from the Colchester and Severalls Business Parks, as expansion and development opportunities become increasingly rare on these well performing and popular business areas. A limited range of non-B class uses will be supported in accordance with the policy where they do not undermine or constrain the main purpose of the economic function of the area to deliver significant job growth.

(1) Zone 2 - Cuckoo Farm North West

6.17 Approximately 4.25 hectares of land adjacent the community stadium is allocated for mixed use reflecting the planning permission granted in 2006. It is expected that a mixed leisure and commercial scheme will be delivered to compliment the sport offer elsewhere in the SEA.

(5) Zone 3 - Northern Gateway area north of the A12

6.18 It is proposed that the Council will deliver the next phase of the Northern Gateway Masterplan vision through the development of a new sports and recreational hub on land in its ownership to the north of the A12, referred to as zone 3 on the policies map. The scheme provides an opportunity to bring forward the site as a sub-regional leisure destination and to enhance and expand the range of sport and recreational facilities available for local clubs and residents in order to increase participation levels across the Borough.

6.19 The Indoor Sports Facility strategy has identified that there is a need to offer more indoor sports facilities to support the growing population of Colchester, especially in north Colchester where 2,500 new dwellings are to be delivered in the plan period. Development of the land to the north of the A12 allows for the delivery of indoor sporting facilities.

6.20 Discussions have taken place with the major national governing bodies on the growth and quality of pitches and the future provision in Colchester. The Playing Pitch Strategy and Action Plan identifies the need for increase in the quality and number of specific type of sports pitches (including artificial grass pitches) to avoid overplaying of pitches to maintain quality. Colchester Rugby Union football club currently play in North Colchester and need to access to more pitches to meet demand. The Rugby Football Union identifies the need for an internationally compliant pitch. The pitch strategy also identified a number of indoor requirements to complement outdoor provision. The sporting facilities will include in indoor sports hub, rugby club pavilion. Outdoor facilities will include facilities for a range of sports to maximise the use of the land and accommodate those that take place on the existing site (Mill Road). New cycling facilities for sport and training will also be delivered. Investment will be made in infrastructure to ensure sustainable access to the development from the local communities and car parking.

(2) Land at the Rugby Club

6.21 The rugby club site is allocated for residential development and open space to provide enabling development to help deliver the sport facilities detailed above, which will benefit the whole borough. Provision of significant open space will be required within the site to ensure that some of the existing benefits of the current use are retained for local residents. As with the proposals in zones 2 and 3, there will be a masterplan agreed which will provide a more detailed framework for the area as a whole. Proposals will be expected to comply with this. It is anticipated that development of this site will deliver approximately 150 dwellings.

6.22 Alternative Option

Retain existing Strategic Employment Zone allocation - The existing Strategic Employment Zone allocation in the current adopted Local Plan is a generic policy which, while it recognises the role of Severalls and part of the Northern Gateway as providers of well-located, high quality employment land, does not sufficiently recognise the particular role and function played by the area in the Borough's spatial hierarchy. The policy for Northern Gateway/Severalls recognises its pre-eminent position within the Borough as a preferred location for employment land. It also provides for expansion of sport facilities to create a sports-related cluster anchored by the existing Colchester United Football stadium.

North Station Special Policy Area

6.23 Colchester Station is a key gateway to Colchester with the mainline railway station facilitating high frequency of services including intercity routes between Norwich and London and services to Clacton and into Suffolk. Regeneration of this area remains key to the continued development of Colchester that is attractive to investment, visitors and residents.

6.24 The North Station area of Colchester was a designated regeneration area in the Core Strategy and some initial work on developing a masterplan was undertaken post 2010. Implementation of some of the initiatives arising from this, including the Fixing the Link project, have been delivered during the early part of 2016. Many of the concepts remain relevant and the principle of the overall vision remains, to create a welcoming gateway to the town, set within a balanced mix of uses, and enhance connectivity to and from this area of Colchester.

6.25 The North Station Special Policy Area is based on a revised boundary than that defined in the previous draft masterplan. The area designated on the Policies Map focuses on the North Station Gateway and the existing traditional urban village on North Station Road. The commercial areas of Cowdray Avenue and Turner Rise are now covered in the Plan by policy SG5. However, the North Station Special Policy Area still builds on opportunities to improve the public realm and enhance connectivity within the area identified on the proposals map in addition to the town centre, the commercial areas at Cowdray Avenue and Turner Rise, the surrounding residential areas and green infrastructure links in Castle Park and Highwoods Country Park with links to the Colchester Orbital Route.

6.26 Refreshing of the Masterplan with a view to adoption may be pursued to provide greater detail to a framework for potential development to realise the regeneration opportunities.

6.27 Colchester Station has been upgraded over the past few years as part of the National Stations Improvement Programme and through the Station Travel Plan initiative. The Colchester Station Travel Plan was developed in partnership with the Train Operating Companies and Essex County Council and has been running since 2008. This successful project includes campaigns and promotion of sustainable travel to the station, as well as encouraging investment in physical improvements, for example secure cycle parking compounds, car sharing bays, walking and cycle access to the station and its environs, and funding for station buildings.

6.28 As part of the Station Travel Plan, objectives have been agreed for improvements to the station forecourt. This will include access to the station for all modes and from and from all directions, and prioritise access to the station for sustainable modes.

6.29 The station forecourt needs to become not only an efficient transition point between modes of transport, but also to be seen as a public square and a new public space in its own right. There are regeneration opportunities opposite the station and off of Clarendon Road, including the car sales site adjacent to the railway bridge.

6.30 The North Transit Corridor will provide easy access by a range of sustainable modes to the town centre, North Colchester and the Park and Ride, via Colchester Station. The Transit Corridor will facilitate high quality public transport services that can bypass traffic congestion in the area.

6.31 The traditional urban area that is situated on either side of North Station Road has a distinctive character. The North Station Road area will be enhanced as a walkable environment which is the focus for the day to day needs of its immediate community, but also offers opportunities for those passing to and from the town centre and the station.

6.32 Alternative options

Do not designate a Special Policy area and rely on allocations and development management policies: This misses an opportunity to collectively promote a framework to support schemes which deliver objectives specific to the area around north station and also encourages a more comprehensive approach to development in this area. The area could also retain Cowdray Centre and Turner Rise commercial areas in the North Station Special Policy Area. However, it is appropriate to draw the area more tightly to focus on issues specific to the area around North Station itself.

North Colchester other allocations/policies

6.33 North Colchester is designated for the following areas of new residential and employment development:

Extensions to Settlement Boundary at Braiswick

Land at St. Botolph's Farm, Braiswick

6.34 This site is located between the B1508 to the south, existing residential development to the east, the A12 to the west and Braiswick Golf Club to the north. Existing belts of trees along the western and northern edges of the site should be retained as they help to screen the site from the golf course to the north, provide a soft transition between the Colchester urban area and open countryside/West Bergholt to the west and help to soften the impact of noise and disturbance from the A12. The southern boundary along the road frontage is also heavily vegetated. Access to the site will be directly off the B1508. The western edge of the site is within the flood zone.

(1) Land north of Achnacone Drive, Braiswick

6.35 The site is located to the north of Achnacone Drive adjacent to the Golf Course. Good design, screening and landscaping is required to minimise impacts on existing development and to provide a buffer between residential development and the golf course. Access to the site will be provided via Achnacone Drive.

(3) Land south of Braiswick Golf Club

6.36 The site is located to the south of Braiswick Golf Club and to the east of the Land at St Botolph's Farm. Good design, screening and landscaping is required to minimise impacts on existing development and to provide a buffer between residential development and the golf course. Safe access to the site will need to be provided from the B1508. An existing Public Right of Way runs alongside the eastern edge of the site and will need to be safeguarded.

6.40 Alternative Option

Selection of alternative sites for development - The Council carefully considered a number of alternative sites, but only selected those sites which firstly, accorded with the overall spatial hierarchy and strategic policies for the Borough and secondly, satisfied the criteria for sustainable and deliverable sites set by the Strategic Land Availability Assessment and the Sustainability Appraisal. The alternative sites considered included both those received through the Call for Sites process as well as a number of other sites it was aware of from earlier assessments; current development allocations which remain undeveloped, and land in broadly sustainable locations which had not been put forward for assessment elsewhere.

East Colchester

(3) Knowledge Gateway and University Strategic Economic Area (East Colchester)

6.41 The University of Essex is a leading research-intensive university and is ranked in the top 20 for research excellence within the UK. The University currently provides 1870 jobs and indirectly supports a further 2693 jobs, as well as contributing £404 million in turnover and indirect economic impact to the East of England. On the basis of the current Strategic Plan, by 2018, the University will grow to some 15,000 students. Continuation of this current rate of growth in student numbers would see the University achieve a student body of approximately 20,000 by 2025 and 25,000 students by the end of the local plan period.

6.42 These ambitious plans for the growth of the University have many benefits for Colchester Borough as a whole, the town centre and in particular east Colchester, including allowing the development of clusters of companies that can take advantage of co-location whilst minimising the costs of further infrastructure development. Through £13 million of investment and partnership with new and growing businesses, the expansion of the Knowledge Gateway research and technology park on the Colchester Campus has the potential to bring 2000 further jobs to the local economy by 2025.

6.43 Colchester's evidence base, the Employment Land Needs Assessment, acknowledges the role and importance of the Knowledge Gateway for developing technological and creative businesses. Unlocking some of the barriers, particularly associated with the existing transport infrastructure will assist in bringing forward further development on this site. This primarily seeks to promote B1 uses within the area, but acknowledges that some flexibility to this approach is beneficial, with the key principle being that proposals should be related to the key function of the economic area.

6.44 The University is supporting the designation of a fifth national University Enterprise Zone (UEZ), in addition to those in Bradford, Bristol, Liverpool and Nottingham. UEZs do not come with the same tax and business rate incentives or promises of high-speed broadband that are features of Enterprise Zones. However, they are granted support in driving export trade and attracting inward investment through the Government's UK Trade and Investment (UKTI), as well as being subject to simplified planning arrangements. The Essex UEZ would have a focus on digital and creative industries, a sector that contributes £2.5 billion per year to the economy of the Southeast LEP area. Colchester has the largest concentration of digital creative businesses in Essex and the Haven Gateway, with over 3500 people employed in this sector across more than 600 companies. A UEZ for Colchester can help to ensure that developments on Knowledge Gateway will also support developments in Colchester town centre.

6.45 The University competes globally for staff and students and there is a clear need for good quality and affordable accommodation. On the Colchester campus, the University already offers a mix of medium and high rise student accommodation, and it is likely that future need will mirror this pattern to allow for an efficient use of space, protection of the historic parkland and ensure that as many students as possible can be accommodated on the campus. High quality staff housing will also be in demand, with the development of the new University Garden Village also providing attractive new locations for University staff to live, adding to the existing blend of urban and rural dwellings in the area. The University strongly supports a vision for a proposed Garden Village to the east of Colchester, providing a sustainable, mixed academic, commercial and residential community that offers a high quality of life to enhance both Colchester and the University. The University will therefore be a key partner in the master planning process for the University Garden Village, recognising the importance and mutual benefit to establishing an integrated approach to planning and engagement.

6.46 The significant growth envisaged by the University and the associated expansion opportunities for the Knowledge Gateway technology park will be realised over the long term with phases being delivered throughout the plan period and potentially beyond associated with the new Garden Village. This plan identifies an area for expansion of the Knowledge Gateway which will be linked to the Garden Village development. It is important that the planning for this is considered comprehensively. This will involve clear partnership working involving the Council and other key stakeholders. This will provide a framework for the expansion of both the University and the Knowledge Gateway and also provide the opportunity to maximise any benefits associated with the new Garden Village. A joined up approach and the mutual opportunities to both are evident, particularly associated with infrastructure improvements with alternative public transport options being a key factor for East Colchester.

6.47 It is recognised that the University makes a significant contribution to the economy of Colchester Borough and to the vitality and viability of the town centre. There are unique opportunities for the community and the university to feed off each other, particularly as sports and cultural facilities are improved with the potential to create opportunities for the community to benefit from extensive facilities providing a hub in this area of Colchester which would not otherwise be available to them. The benefits and opportunities for shared use will be further explored through the Sports Strategy Delivery Board. In addition opportunities for the University to pursue a greater physical presence in the town centre will be encouraged and would potentially contribute to the connectivity between the two.

6.48 Alternative Option

Retain existing Strategic Employment Zone allocation - The existing Strategic Employment Zone allocation in the current adopted Local Plan is a generic policy which, while it recognises the role of the Knowledge Gateway and University in the provision of well-located, high quality employment land, does not sufficiently recognise the particular roles and functions played by the University in the Borough's spatial hierarchy. It is appropriate for the Knowledge Gateway and University to be recognised as drivers of economic growth related to higher education and associated Research Park uses by allocating and safeguarding land for those purposes. Additionally, development of a specific policy for the area will facilitate an integrated approach to university expansion; development of the University Garden Village; and links with East Colchester and the Town Centre.

(4) East Colchester/Hythe Special Policy Area

6.49 The Hythe area is a former commercial harbour which includes some rundown and underused industrial land in East Colchester. Together with the University of Essex, the eastern area of Colchester has experienced a period of significant change and growth. The area provides good access to Hythe Station and is located close to the University of Essex but is currently constrained by flooding issues.

6.50 The Hythe is an established regeneration area that seeks to deliver sustainable, mixed use neighbourhoods, oriented towards the River Colne, which respects the historic character of the area as the location of the early port. Over the plan period the East Colchester - Hythe Special Policy Area provides capacity to accommodate approximately 600 new dwellings including those already committed. The regeneration of this area needs to be supported by improvements to the transport infrastructure and services, flood mitigation and open space to ensure that the sufficient amenity space is included to support the increasing population.

6.51 The river forms a natural corridor and amenity. Riverside walking and cycle routes which exist should be retained and extended for walking and cycling as part of a green link giving riverside traffic free routes for both commuting and leisure trips; with links to the Town centre and Wivenhoe along the National Cycle Network route1, the Rowhedge Trail and links to New Town, Distillery Pond and Bourne Ponds. The river also forms an east west barrier to movement. More links across the river are required to access local opportunities and create a cohesive development area. Opportunities should be sought to bridge the Colne to the south of Colne Causeway Bridge and could include power generation through tidal flow as part of the HEAT project. The Energy Centre and HEAT project has identified the ability to redistribute power more efficiently reducing the carbon but requires infrastructure in the area to do this.

6.52 The area is also split by the road and rail network. Peak hour traffic congestion is severe in this area, especially at Greenstead roundabout. The rail line forms an east west physical barrier especially for pedestrians and cyclists. Improvements are required to address congestion and severance, linking together development areas and opportunities offered by the expansion of the University and the Knowledge Gateway.

6.53 The area is served by a number of high frequency bus routes, passing through the area from the town centre to serve the University and Greenstead. These bus services are heavily utilised routes. The University Garden Village and University expansion provide the opportunity and demands for a rapid transit system in the area to link growth in east Colchester and in Tendring through the Hythe Area with Colchester Town centre and other key destinations.

6.54 Much of the Hythe area is in flood zone 3. Development must respect this designation and be designed accordingly to minimise the impact of any potential flooding on people and property.

6.55 As a working port many of the industries based there historically were "dirty" in nature but suitably located. As the area changes it will important not to locate residential properties on or near to contaminated land if satisfactory mitigation cannot be achieved. The major Colchester Sewage/Waste water plant lies at the south end of the area and includes a cordon sanitaire restricting the type of development which can be located here.

6.56 The river and the quay side is a natural place for residential moorings. Boats for residential purpose will be supported if they are of appropriate quality and enhance the marine environment. Improvements will be sought to the landscape and the utility infrastructure to serve boats.

East Colchester other allocations / policies

6.57 The following areas of new residential and employment development have been allocated to areas of East Colchester, excluding the Hythe area covered by Policy EC2 on the Hythe Special Policy Area:

(2) Port Lane

6.58 This site which formed part of the former Paxmans Factory site can deliver up to 130 dwellings. Access to the site will be off Port Lane. Given the site's previous industrial use, assessment of contamination and implementation of any required remediation measures will be required. The site is located within the area of archaeological interest recorded in the Colchester Urban Archaeological Database. There is high potential for encountering early occupation remains at this location so a trial-trenched archaeological evaluation will be required to establish the archaeological potential of the site. Decisions on the need for any further investigation (excavation before any groundworks commence and/or monitoring during groundworks) will be made on the basis of the results of the evaluation. Any permission granted is likely to include a condition requiring a programme of archaeological work.

(2) East Bay Mill

6.59 This site includes a listed mill which has been badly damaged by fire. Redevelopment of the site will involve retention and restoration of this important landmark along with sympathetic development of other dwellings up to a total of 22 units, either independently or as part of a comprehensive scheme. In either case, proposals will need to be in keeping with the site's location within a Conservation Area. The site lies within a flood risk area, so it would need to in the first instance satisfy the Environment Agency's exception test for development in such areas, and secondly if that is met, provide adequate mitigation for flood risk such as residential on upper floors only. There is high potential for encountering early occupation remains at this location so a trial-trenched archaeological evaluation will be required to establish the archaeological potential of the site. Decisions on the need for any further investigation (excavation before any groundworks commence and/or monitoring during groundworks) will be made on the basis of the results of the evaluation. Any permission granted is likely to include a condition requiring a programme of archaeological work. Development will need to ensure contamination and flood risk issues are addressed. Vehicle, pedestrian and cycles arrangements to and within the site will need to have regard to restrictions on access as well as opportunities to provide a riverside path.

Site off Barrington and Bourne Roads

6.60 This 1 hectare site is comprised of vacant greenfield land within a predominantly residential area. The area was allocated for residential development in the previous Local Plan as part of a wider scheme, but this portion did not come forward for development following the first phase approved for 58 units. Open space delivery on the smaller remaining part of the site will need to address the shortfall in open space left over from the earlier phase of development. To address the issue of the divided ownership of the site, a scheme will need to provide a coordinated and comprehensive approach by owners to avoid piecemeal development and secure satisfactory access arrangements, residential amenity and landscaping.

(3) Magdalen Street sites

6.61 Magdalen Street contains a number of older commercial buildings suitable for reuse, including in particular the former bus depot. The area could accommodate up to 250 new residential units. The Council produced an updated Development Brief for the site in February 2014 to realise a vision for the area to create a vibrant community and small scale, compatible uses associated with an edge of centre gateway. Architecturally, the Council will seek contemporary responses to the existing character and densities and parking appropriate to the edge of centre location. Magdalen Street is within an Air Quality Management Area and proposals will accordingly need to provide mitigation. The Council will expect development to be set back from the carriageway with large scale forecourts and tree planting. Vehicular access will only be available via Magdalen Street. Pedestrian and cycle opportunities also need to be addressed as part of any future design and site layout.

(1) Employment Sites

6.62 In common with the Hythe area covered by Policy EC2, the remaining area of East Colchester contains a number of historic employment sites, a number of which such as the Paxman's site, have been redeveloped for residential and mixed uses. The Whitehall Industrial Estate is the largest remaining industrial area, and with 9.19 ha of available land, will be a preferred location for new employment development in East Colchester. Sites on Barrack Street, Brook Street and Port Lane contain further small areas of employment floorspace which will be safeguarded for employment use.

6.63 Alternative Option

Selection of alternative sites for development - The Council carefully considered a number of alternative sites, but only selected those sites which firstly, accorded with the overall spatial hierarchy and strategic policies for the Borough and secondly, satisfied the criteria for sustainable and deliverable sites set by the Strategic Land Availability Assessment and the Sustainability Appraisal. The alternative sites considered included both those received through the Call for Sites process as well as a number of other sites it was aware of from earlier assessments; current development allocations which remain undeveloped, and land in broadly sustainable locations which had not been put forward for assessment elsewhere.

(5) West Colchester

Stanway Strategic Economic Area

6.64 The Stanway Economic Growth Area is situated at the western end of the urban area of Colchester, with good access to the strategic road network at Junction 26 of the A12. It contains a mix of commercial uses including retail and B-use employment floorspace. A significant amount of new commercial development has been constructed over the last decade, in part enabled by the completion of a new bypass. The 2013 Tollgate Vision Framework prepared with local landowners in the area set forth a vision for the area 'to create a sustainable and balanced place as the heart of the Stanway Growth Area and to transform the character of the Tollgate area to become a stimulating, attractive and economically vibrant hub for the growing population, building on its success as a retail and commercial destination'.

6.65 The previous Local Development Framework classified the area as part Strategic Employment Zone and part Urban District Centre. The new Stanway Strategic Economic Area allocation continues to provide for two zones to reflect their existing functions and potential for future employment expansion.

6.66 The 2015 Employment Land Needs Assessment concluded that the Council should review its employment land portfolio throughout the Borough, and should focus on those sites including, Stane Park with the greatest prospect of coming forward for employment development in future. Accordingly, the Council has reviewed unimplemented employment allocations and where appropriate deallocated areas taking into account a number of considerations including sustainability factors and other evidence. The Stanway area in its close proximity to the A12 and edge of centre location remains one of the more sustainable locations in which to focus economic growth and therefore only one small area has been deallocated - the area around Trafalgar Farm has been removed from the former employment allocation and is now shown as white land since its use continues to be farm related and there is no likelihood of delivery. The remaining areas retain the employment allocation of the bulk of the former Strategic Employment Zone on the basis that the area's good location and potential for development of high quality new employment floorspace warrants the retention of a good supply of land. Pressure to change employment land to retail/leisure use has been resisted on this basis and also due to concern about the potential impact of other uses on Colchester town centre.

6.67 Policy for the area previously allocated as an Urban District Centre is designed to recognise its function providing commercial services for the local area but to restrict expansion of retail and leisure uses due to the need to focus such town centre uses on Colchester Town Centre in line with the Spatial Strategy. The removal of the Urban District Centre follows a consistent approach with other similar commercial areas within Colchester's urban area which are based on a range of established commercial uses which serve an important function, but whose role does not reflect the commonly understood definition of a district centre. This area of the Strategic Economic area will be safeguarded to maintain its current function in relation to scale and mix of uses. The policy allows for some enhancement and potential intensification of this, within the area defined as zone 2, but in response to the areas primary function as an employment area and to protect the vitality and viability of the town centre this will be limited and subject to criteria which serves to protect the employment area and the town centre.

6.68 Alternative Option

Retain existing Strategic Employment Zone allocation - The existing Strategic Employment Zone allocation in the current adopted Local Plan is a generic policy which, while it recognises the role of Stanway as a provider of well-located, high quality employment land, does not sufficiently recognise the particular role and function played by the area in the Borough's spatial hierarchy. The policy for the Stanway Economic Growth Area provides for a continuation of the current mix of commercial uses within existing areas as well as allowing for further employment growth facilitated by the recent completion of further road infrastructure.

(3) Stanway Area Housing/Other Allocations

6.69 Stanway is a Parished area on the western edge of Colchester and lies adjacent to the A12. Over recent years it has been the location for significant growth seeing the delivery of the former Stanway Growth Area. Approximately half of the 1800 houses allocated in this Growth Area have been delivered together with elements of infrastructure including new roads. The remaining areas of housing, including Fiveways Fruit Farm and Lakelands remain allocated in this Plan for residential development. Further infrastructure previously agreed, linked to this, will also be delivered as part of this phased development including a primary school and areas of public open space.

6.70 Stanway Parish Council has commenced a Neighbourhood Plan with the plan area being designated in June 2014. Work on the Neighbourhood plan is in its early stages and the Neighbourhood Plan Group is considering the potential scope of the Plan working with the community and stakeholders. The Local Plan therefore provides for the strategic significance of the area, particularly for economic growth and the existing commitments associated with the former growth area.

6.71 In considering additional growth in Stanway it is considered there are opportunities for further development recognising the opportunities and constraints for the area. Sites to the west of Lakelands, to the west of Wyvern Farm, and at Chitts Hill are identified in this plan for additional housing growth. In addition a small area linked to the Lakelands development at Churchfields Avenue is allocated to reflect the updated planning position and to provide consistency with the agreed master plan.

6.72 An area of land to the east of Tollgate Road is allocated for public open space, recognising its value as a linear link with potential benefits for landscape / amenity, recreation and biodiversity interests.

(11) Land between Churchfields Avenue, Church Lane and Partridge Way

6.73 This site was originally intended to form open space within the development now known as Lakelands. It was shown in an agreed 2002 Masterplan for Lakelands as open space and the current adopted Proposals Map shows the site as open space. A Design & Access Statement (`DAS`) which was agreed via a discharge of planning condition submission in 2010 showed the site as to be used for residential purposes, open space provision across Lakelands having been re-planned in that document. The planning permission to which that DAS relates remains extant. That permission and the DAS are or would be material planning considerations in the determination of future planning applications in respect of the site. The Council is currently considering a reserved matters application for residential use on the site. It is therefore allocated in the Local Plan to reflect this updated position and will be safeguarded to deliver up to 28 dwellings.

(1) Land at Chitts Hill

6.74 The site is in a sustainable location well served by public transport. It has natural existing defensible boundaries and is surrounded by areas of predominantly residential development and an existing private school and associated playing fields which are safeguarded as private open space. The proximity of the site to the mainline railway on the northern boundary and the school to the south requires a substantive landscape buffer to minimise amenity interests. Existing capacity issues which exist at the primary schools will be addressed in part by the provision of a new primary school as part of the Lakelands development.

(1) Land to the West of Lakelands

6.76 A site to the west of Lakelands is allocated for residential development to provide approximately 150 dwellings. To create a more logical extension to the settlement boundary and mix of uses the allocation provides for residential development to the south of the site and employment to the north. The total area allocated for employment uses within Zone 1 of the Strategic Economic Area remains unchanged.

6.77 Alternative Option

Selection of alternative sites for development - The Council carefully considered a number of alternative sites, but only selected those sites which firstly, accorded with the overall spatial hierarchy and strategic policies for the Borough and secondly, satisfied the criteria for sustainable and deliverable sites set by the Strategic Land Availability Assessment and the Sustainability Appraisal. The alternative sites considered included both those received through the Call for Sites process as well as a number of other sites it was aware of from earlier assessments; current development allocations which remain undeveloped, and land in broadly

(3) Colchester Zoo

6.78 Colchester Zoo is an important visitor attraction in the Borough and has operated successfully in its current location for over 50years. The Council recognises that tourist attractions require constant updating and that expansion in its current location could have strong justification. Development that provides enhanced visitor facilities and opportunities whilst having regard to the sensitive location of the zoo will be supported. The extent of any development ancillary to the zoo, such as additional retail, hotel and food and drink outlets, would need to be related to the function of the zoo and assessed against the potential negative impact on the town centre.

6.79 Any proposals for the expansion of the zoo, and associated facilities, should be undertaken through a Masterplan approach, taking into account the sensitive location of the zoo including the issues identified below, and the impact on the town centre.

6.80 The site is in an environmentally sensitive location adjacent to the Roman River and includes a Scheduled Ancient Monument and Gosbecks Archaeological Park. Creation of new wildlife habitats accordingly would need to have regard to the existing habitats and the landscape character of the area.

6.81 Additionally, the impact of increased visitor numbers would need to be carefully managed to minimise any impact on the local highway network and ensure safe access to the site via Maldon Road, including the Warren Lane junction. A comprehensive Transport Assessment would be required. Any proposals should promote access by bus from the town centre and local train stations, as well as promoting local access via cycle and footpaths and improving improvements to these routes where necessary. There are a number of Public Rights of Way in the area and these would need to be taken into account in any further expansion plans.

6.82 Colchester Zoo is located adjacent to an existing sand and gravel minerals extraction site and is in a Minerals Safeguarding Area for sand and gravel as detailed in the Essex Minerals Local Plan 2014. In accordance with national mineral policy and the Essex Minerals Local Plan, a Minerals Resource Assessment must be submitted as part of any planning application. The Minerals Resource Assessment must assess economic viability of prior extraction and be prepared using the latest PERC standard. Should the viability of extraction be proven, the mineral shall be worked in accordance with a scheme/masterplan as part of the phased delivery of the non-mineral development. Consultation with the MPA and LPA will be required to determine whether a separate minerals planning application would be required.

6.83 Alternative Options

Not to provide a policy context for the Zoo expansion: This would be contrary to the economic strategy and the Councils objectives linked to tourism. It is preferable to provide a proactive comprehensive approach working with the zoo, rather than less managed piecemeal approach via the Development Management process.

West Colchester other allocations / policies

6.84 The following areas in the West area of Colchester are allocated for residential and economic uses, excluding those areas within Stanway which is covered by Policy WC2

Residential allocations

Essex County Hospital site

6.85 The Essex County Hospital site lies within the Lexden Conservation Area on a prominent site lying over a Roman burial area just outside the Town Centre on Lexden Road. The site contains a number of hospital buildings constructed over its two hundred year history, including a Grade II listed main building and a Locally Listed nurses block. In 2015, the Council received notice of the Health Trust's intention to dispose of the site for redevelopment, with the remaining hospital uses on the site being transferred to other sites. The Council has prepared a Development Brief for the site, adopted in December 2014, which provides guidance to ensure that appropriate development of the sensitive hospital site was encouraged to help deliver its re-use within the Lexden Conservation Area. Parking and amenity requirements for the site will reflect the site's sustainable location near the Town Centre.

(1) Land at Gosbecks Phase 2

6.86 The site Gosbecks Road, Colchester is well supported by infrastructure including public transport to the town centre and a new supermarket which is due to be completed in summer 2016. This site has the potential to deliver up to 150 dwellings. It is considered that this comprises a logical second phase of residential development following the first phase in the. Any development would be required to demonstrate that development would not cause an unacceptable impact on the adjacent Ancient Scheduled Monument (the land owners having previously gifted the land to CBC with funds for preservation), as well as enhancement to public art / public realm. Adequate protection / enhancement of the Scheduled Ancient Monument and its setting and undertake mitigation as required and agreed by the Council

South of Berechurch Hall Road

6.87 The proposal for 150 units opposite an existing residential area on Berechurch Road would entail comprehensive planning of two smaller sites accommodating approximately 50 units together with an adjacent site accommodating up to 100 units. Consideration of a cohesive layout, access and design approach to the site could provide a sustainable urban extension to Colchester's southern urban boundary. Development would need to ensure archaeological investigation and provision of acceptable access on to Berechurch Road.

(1) Land at Irvine Road

6.88 This 0.6ha site is located north west and to the rear of existing residential properties on Irvine Road. The site is currently designated as a Local Site (ref CO97) and along with the Philip Morant playing fields contributes to the green infrastructure in this part of Colchester. The site is accessed via a private track however there is no public access to this plot of land.

6.89 The 2016 Local Wildlife Site Report concluded that this site is in favourable but declining status as an orchard with no management of the fruit trees or other vegetation in recent years. The grassland is becoming rank through a lack of management and the Prunus scrub which is spreading, is already dominant in some areas. The northern edge of the site is also being managed inappropriately, from a conservation point of view. This lack of active and appropriate management if not addressed, over time, will result in further decline in the ecological value of the site. This could result in it eventually being de-designated as a Local Site if it fails to meet the qualifying criteria for designation. The site also forms part of the local green infrastructure network in this part of Colchester. Whilst the site has some limited wildlife value, a small amount of development, of up to a maximum 10 dwellings, covering no more than 40% of the site is considered appropriate at this location. The remaining 60% of the site should be brought back into suitable management to improve the sites ecological value and to ensure it continues to contribute to the local Green Infrastructure network. A detailed ecological management plan and mitigation plan should be prepared in conjunction with EECOS as part of any future development proposal to conserve the most valuable habitats/part at this site.

Local Economic Areas

Land at Maldon Road / Shrub End

6.90 The employment area at Maldon Road has been extended to include a further 1 hectare which is allocated to provide further opportunities in this areas for local employment, building on the benefits provided by its location and existing operation and access

Land at Gosbecks

6.91 Gosbecks Farm Road, Gosbecks Road, Colchester - this site is safeguarded as a Local Economic Area and is considered to support the existing employment uses at Gosbecks Business Park. As an economic area a range of mixed uses will be appropriate with the primary focus of the site being to deliver further employment.

(2) 6.92 Alternative Option

Selection of alternative sites for development - The Council carefully considered a number of alternative sites, but only selected those sites which firstly, accorded with the overall spatial hierarchy and strategic policies for the Borough and secondly, satisfied the criteria for sustainable and deliverable sites set by the Strategic Land Availability Assessment and the Sustainability Appraisal. The alternative sites considered included both those received through the Call for Sites process as well as a number of other sites it was aware of from earlier assessments; current development allocations which remain undeveloped, and land in broadly

(8) Garden Communities

6.93 As highlighted in Part 1 of this plan, new settlements developed in line with Garden Community principles are proposed for two areas of Colchester Borough, extending into the neighbouring local authorities of Braintree to the west and Tendring to the east. Policy SP7 (Development and delivery of new garden communities in North Essex) provides the overarching guidelines for the development of these new communities, while specific allocation policies provide guidance on the site constraints and opportunities; development potential; and infrastructure requirements. (See SP8 (East Colchester/West Tendring new University Garden Village) and SP9 (West of Colchester/East Braintree new- West Colchester Garden Community)).

6.94 Selection of these broad locations has been made on the basis of their levels of sustainability and deliverability, using evidence gathered on environmental constraints, infrastructure requirements, development capacity, and viability. A Sustainability Appraisal was carried out for the option of developing Garden Communities and found potential for such long-term growth sites to the east and west of Colchester.

6.95 The Sustainability Appraisal did not support an option submitted by landowners to the north of Colchester at Langham on the basis of its environmental impact on the surrounding countryside and AONB; and concerns about infrastructure provision and connectivity with Colchester.

Sustainable Settlements

(1) Abberton and Langenhoe

6.96 Whilst Abberton and Langenhoe are separate settlements they are physically close and share services and facilities. Abberton was originally developed around a crossroads but over time has expanded along the roads to the north, south and east with the majority of more recent housing development being to the south of the village. The Langenhoe area to the south is more detached from the rest of the settlement and the settlement boundary which previously defined small cluster of houses separately has been removed and the area is now part of the countryside.

6.97 Abberton/Langenhoe is fairly well connected to the road network as it is situated on the main Mersea to Colchester road (B1025). There is a primary school, post office/shop and village hall. There is also a cricket club with club house. Land to the south of Abberton/Langenhoe is within the Coastal Protection Belt.

6.98 Development that would not represent a logical or sensible extension to the existing built up area will be discouraged in order to prevent further ribbon development to the north along Mersea Road, to the east along Fingringhoe Road, to the west along Layer Road and Glebe Lane and to the south beyond existing extent of Langenhoe, to discourage further development away from existing village services and facilities and where it is more rural in character.

6.99 To contribute to the continued sustainability of the key services in the village, it is considered that the settlement can accommodate a 10% proportion of growth, based on the size of the existing settlement over the plan period. Two sites for housing development are allocated - Peldon Road and Aspark House, Peldon Road, in accordance with the site allocation policy SS1 below.

6.100 Land to the east and west of Peldon Road is allocated for the development of up to 25 dwellings. Suitable screening/landscaping to the south is required to provide a robust settlement edge and minimise impacts on the wider landscape. This site is close to a listed building and careful design will be required to ensure no adverse effects on the setting of a listed building. Visibility issues with the Peldon Road/Layer Road junction will need to be addressed and footpath links into the village along Peldon Road will be required.

6.101 Land at Ashpark House, Peldon Road represents an obvious gap on the edge of the settlement without resulting in further ribbon development along Glebe Lane. Glebe Lane appears to be private and concerns regarding its junction with Peldon Road and the Peldon Road/Layer Road junction will need to be addressed. Safe access to and from the highway will be required, including visibility splays which meet current standards. There is currently a deficit of school places and so the development of both sites will need to contribute towards improvements/expansion of Langenhoe Primary School to accommodate the level of growth proposed.

(42) Birch

6.102 Birch Green is the largest area of housing within the wider Birch parish area. The smaller historic core of Birch is located to the north and a separate, isolated cluster of dwellings known as Hardy's Green to the north-west. Birch Green is broadly triangular in shape where development has filled the space between Birch Street, Mill Lane and Straight Way.

6.103 Birch Green is very rural in character and is not very well connected to the strategic road network. However, the parish does have a number of services and facilities including a primary school and village hall and until recently a GP surgery.

6.104 Development that would not represent a logical or sensible extension to the existing built up area will be discouraged in order to prevent further ribbon development along the roads out of the settlement, to prevent Birch Green merging with the historic core of Birch to the north and with Layer Breton to the south; away from existing village services and facilities and where it is more rural in character.

6.105 To contribute to the continued sustainability of the key services in the village and accommodate an increase amounting to 5% proportion of growth (based on the existing settlement size) over the plan period a site for housing development is allocated in accordance with the site allocation policy SS2 below.

6.106 Development of land east of Birch Street would adjoin existing housing development and would be close to existing facilities. 10-15 dwellings will be acceptable on this site. Careful design, screening and landscaping will be required to minimise impacts on the surrounding landscape as there are currently no obvious features to contain development within the site.

(2) Boxted

6.107 Boxted is a rural parish located approximately 3km to the north east of urban Colchester. Development in Boxted is currently concentrated within 3 distinct settlement areas: Boxted Cross, Workhouse Hill and Mill Road. These latter two settlement areas are not considered suitable locations for new growth as they have no community facilities and are not well served by public transport. Boxted Cross is considered to be a sustainable location for limited growth only as the few community facilities that Boxted does have are concentrated in this northern part of the parish however, like the rest of Boxted, it is has limited access to public transport.

6.108 Development in Boxted Cross has grown in a linear manner around Straight Road/Carters Hill, Dedham Road/Cage Lane crossroads extending north eastwards as far as Cooks Lane. The southern boundary of Boxted Cross settlement boundary runs just south of East Side.

6.109 Boxted is located approximately 6.5km from Colchester train station and 3km from the Park and Ride, Boxted Cross is the largest settlement within the Boxted Parish area. There are currently 555 households in the Boxted Parish area with 219 dwellings of these located within the current Boxted Cross settlement boundary. The primary school, village hall, bus stops and playing field are all located here, therefore Boxted Cross is the main community focus within the parish and an obvious location for some growth.

6.110 The Dedham Vale AONB abuts the north eastern edge of Boxted Cross settlement boundary in the vicinity of Cooks Lane. This restricts development opportunities northwards to ensure that the qualities of the Dedham Vale AONB are protected. Development is constrained to the northwest and west by arable land and land used as orchards/vineyard. Growth opportunities are constrained to the east by the sports and recreation ground and arable land. A local wildlife designation (Local Site Co136 Black Brook), is an extensive mosaic of habitats forming an important wildlife corridor on the eastern edge of Boxted Cross and represents a further constraint on development in this direction. Development southwards is also constrained due to the desire to prevent further ribbon development along Boxted Straight Road leading to the coalescence of settlements and to discourage further housing away from existing village services and facilities.

6.111 Boxted Parish Council has developed a Neighbourhood Plan that covers Boxted Parish. While the Boxted Neighbourhood Plan promotes residential development at Hill Farm, a derelict employment site located in Boxted Cross, it does not identify a specific number of houses to be delivered at Hill Farm. It does however, set out a policy framework for Hill Farm and the wider Parish that all future development proposals in Boxted will have to accord with, if the Neighbourhood Plan is 'made'. The Neighbourhood Plan has passed examination stage with a referendum being planned for September 2016. Development proposals will also be required to comply with Local Plan policies where relevant and outside of the scope of the Neighbourhood Plan.

6.112 Hill Farm in Boxted Cross is currently allocated as a Rural Employment Site. In this Local Plan these are now known as Local Economic Areas (LEA). Hill Farm will not be retained as an LEA in the new Local Plan and the re-allocation of Hill Farm for residential use will be completed through the Boxted Neighbourhood Plan process if it is successful at referendum. The other 2 allocated LEAs on Straight Road will continue to be allocated for this use in the Local Plan. Any future development proposals on these sites will be required to comply with policies EG4.

Chappel and Wakes Colne

6.113 Chappel and Wakes Colne are two parishes located 7km to the north west of Colchester separated by the A1124 (Colchester to Halstead road) and the River Colne. Although separate Parishes they have a close inter-dependency in respect of shared community facilities split between the two settlement either side of the A1124.

6.114 Chappel has one core settlement area with 3 remote/dispersed small clusters of housing at Rose Green, Swan Street and Wakes Street. Wakes Colne is also the main settlement area with smaller dispersed clusters of housing around Inworth Lane and at Middle Green.

6.115 There are 210 dwellings in total in Chappel and Wakes Colne Parish. The main area of Chappel has 68 dwellings along with a village shop, post office, primary school and pub. There are a further 37, 12 and 28 dwellings located at Rose Green, Wakes Street and at Swan Street respectively, to west east and south of the core Chappel settlement area. Both settlements lie to the east by the railway line, which is the operational Sudbury to Marks Tey branch line. The railway station is also home to Chappel and Wakes Colne Railway Museum which hosts many events and houses a number of refurbished steam trains.

6.116 Despite being 2 distinct villages, both provide an important community function in terms of the provision of local services which all residents use and benefit from.

6.117 There are 52 dwellings concentrated in the main Wakes Colne settlement area with an additional 18 dwellings at Inworth Road and 42 at Middle Green to the north of the main Wakes Colne settlement. The main area of Wakes Colne has developed around the railway station.

6.118 As part of the settlement development boundary review only the largest, core developed areas in Chappel and Wakes Colne where the majority of the facilities are located were considered sustainable settlements and the most appropriate areas to consider directing limited new development to. Due to the location of both settlements along the valley of the River Colne, significant parts of the villages are susceptible to flooding and therefore these areas are unsuitable for further development.

6.119 Development to the east of Chappel which would lead to ribbon development, and impact on the setting of the Conservation Area and encourage growth away from existing village services will be discouraged. Similarly, development to the north of Wakes Colne where there are unresolvable highway issues will also be discouraged.

6.120 Alternative options alongside the A1124 are also not considered suitable as this would extend ribbon development away from many of the key services. No sites are proposed for allocation within the Wakes Colne parish, but a review of the Settlement Development Boundary reflects any updates as relevant and is retained for the core area of the settlement.

6.121 A site in Chappel, to the east of Chappel Hill and to the south of the Swan Grove development is considered suitable for some limited development. This site is well located relative to the existing facilities in Chappel and walking distance at 0.8km from the train station in Wakes Colne. This site could deliver up to 30 units which is considered proportionate given the available services in Chappel and Wakes Colne and the capacity based on constraints and opportunities.

6.122 Development of land to the east of Chappel Hill represents a sensible and logical extension to the settlement boundary of the main Chappel settlement. A large site was submitted under the Call for Sites but only half the site is considered suitable for development because of the size of Chappel itself and the need to ensure new development is proportionate. Suitable screening / landscaping will therefore be needed to replace any hedgerow's removed to accommodate the development and to minimise any visual and landscape impacts. A single access should be provided via Swan Grove Development will need to provide a suitable pedestrian access from the site into Chappel. Good design will be needed to complement the existing built character and to protect the setting of Hill House Martyn's Croft and Brook Hall which are all Grade II Listed buildings.

6.123 Existing water supply and waste water infrastructure capacity issues in Copford would be compounded by development of this site. As a precautionary approach, development cannot come forward until there is sufficient water supply, network capacity, waste water treatment and sewage infrastructure capacity to serve the development. Where this cannot be demonstrated it will be necessary to seek further advice from Anglian Water.

6.124 The settlement development boundaries around smaller settlements and the small clusters of dwellings have been deleted, as indicated on the policies map SS4 and listed in appendix 1, to reflect the relationship of these areas to the countryside and the limited sustainability of the locations.

(5) Copford & Copford Green

6.125 Copford /Copford Green is located approximately 2.5km from the western boundary of Colchester. In Copford village, development has grown in a linear manner north and south of London Road and southwards along School Road. There are currently 635 households within Copford Parish. 518 of these are located with the Copford/Copford Green settlement boundaries, with 456 in Copford and 62 dwellings in Copford Green.

6.126 As part of the settlement development boundary review the potential to link Copford & Copford Green settlement boundaries was explored. Even though there is scattered development between the two settlement areas, along School Road, Copford Green has a very different character to Copford. It is therefore considered appropriate to retain Copford and Copford Green as two distinct settlements. A large part of Copford Green is also a Conservation Area.

6.127 Development that would not represent a logical or sensible extension to the existing settlement boundary will be discouraged to prevent coalescence between Copford and Marks Tey to the west and between Copford and Copford Green to the south along School Lane. Development will be also be discouraged in the north of the village to protect local open spaces and to avoid land at risk from flooding, to the east to discourage growth in areas where the character is more rural/or is open countryside and to the south to discourage further development away from existing village services and facilities and to help protect the setting of Copford Green Conservation Area.

6.128 Copford represents the obvious location for some additional growth over the plan period given its proximity to Marks Tey train station and the A12/A120. To contribute to the continued sustainability of Copford two sites have been allocated for housing development over the plan period - land to the East of Queensberry Avenue north of London Road and land to the west of Hall Road, south of London Road. These sites will deliver up to an additional 118 houses by 2033.

6.129 Development of land to the east of Queensberry Avenue would be a continuation of the existing settlement form and represents a sensible and logical extension to the built up area. Development will need to provide a single access point from Queensberry Avenue. There is a Public Right of Way running along the western boundary of the site and development proposals will need to consider a permanent diversion or upgrade to the PROW. Good design will be needed to complement the existing built character and suitable screening / landscaping will be also be needed to replace any hedgerows removed to accommodate the development and to minimise visual impacts on the local landscape.

6.130 Development of land to the west of Hall Road represents a sensible and logical extension to the settlement development boundary to the south of London Road. Only a single access point will be supported off Hall Road. Development will need to provide a suitable pedestrian access from the site into Copford. Good design will be needed to complement the existing built character and to protect the setting of Brewers Cottage which is Grade II Listed. The land to the south of this site is in agricultural use, therefore suitable screening / landscaping will be also be needed to replace any hedgerows removed to accommodate the development and to minimise any visual and landscape impacts and to .The proposed site is of potential archaeological significance. It is, therefore, likely that heritage assets of archaeological interest will be found, i.e. below-ground archaeological remains.

6.131 The potential archaeological significance of the site should be further explored, by way of pre-determination evaluation (geophysical survey and trial trenching), before any decision is made as to whether or not the development of the site would be acceptable. Colchester Borough Council will, on request, provide a brief for each stage of the archaeological evaluation.

6.132 There is a Water Recycling Centre located to the east of Copford village. Anglian Water however has indicated that there are significant water supply and waste water infrastructure capacity issues in Copford. To address this waste and water treatment from new developments in Copford will be directed to Colchester's Water Recycling Centre. As a precautionary approach, development of these sites cannot come forward until there is sufficient water supply, network capacity, waste water treatment and sewage infrastructure capacity to cope with the 2 developments. Where this cannot be demonstrated it will be necessary to seek further advice from Anglian Water.

(5) Dedham and Dedham Heath

6.133 Most of the Dedham parish area falls within the Dedham Vale AONB. The largest settlement within the parish is the main historic village of Dedham to the north. A smaller area of predominantly housing called Dedham Heath lies to the south and two smaller clusters of properties lie to the west and east of Dedham Heath known as Lamb Corner and Bargate Lane respectively. Evidence compiled by the Rural Community Council for Essex (RCCE) demonstrates that Dedham has a very high proportion of detached dwellings (55% compared to just 30% in Essex and 22% in England). To address this and achieve a better mix of properties, new developments will be expected to deliver smaller units which will be suitable for people downsizing and as starter homes.

6.134 Dedham has a range of services and facilities, including its own primary school a GP, Post Office and a number of shops and services. Dedham Heath is a fairly small settlement with limited services and facilities compared to larger, more sustainable settlements elsewhere in the Borough. However, it lies in close proximity to Dedham and along the bus route into Dedham and Colchester. Only the two larger areas of Dedham are considered to be sustainable. The two smaller clusters at Lamb Corner and Bargate Lane support no services and are more distant from the core area of the settlement and therefore not suitable for further growth.

6.135 All of Dedham village and the northern half of Dedham Heath are located within the Dedham Vale AONB. It is essential that any growth does not compromise the overall important function and purpose of the AONB designation and the historic character of Dedham.

6.136 Development that would not represent a logical or sensible extension to the existing built up area will be discouraged in order to prevent further ribbon development to the north (along The Heath - to prevent Dedham Heath merging with Dedham), to the west (along Long Road West - to discourage merging with Lamb Corner) to the south (along Long Road East - to discourage merging with Bargate Lane) and to the south to discourage further development away from existing village services and facilities, where it is more rural in character and to protect the important AONB landscape.

6.137 Dedham Heath represents the only obvious location for some small scale growth for Dedham. To contribute to the continued sustainability of the key services in the village and accommodate growth amounting to 10% proportionate increase based on the existing settlement size, over the plan period three sites for housing development are allocated - Land north of Long Road West and west of The Heath, Land south of Long Road East and Land north of Long Road East, in accordance with the site allocation policy SS below.

6.138 Land north of Long Road West and west of The Heath represents a sensible and logical extension to the built up area that is well enclosed by existing development and would mirror development opposite. Only a single access point will be supported to keep the loss of the protected hedgerow to a minimum. The existing important tree at the cross roads should be retained. Whilst it is within the AONB, the site's location is unlikely to have a significant impact on the wider landscape in terms of its position, but good design and suitable screening/landscaping will be needed to minimise any negative impact.

6.139 Land south of Long Road East would be a continuation of the existing settlement form and represents a sensible and logical extension to the built up area. Development will need to provide suitable footpaths into Dedham Heath and a single access point should be encouraged to reduce the amount of hedgerow lost. The site is adjacent to the AONB and so good design and suitable screening / landscaping will be needed to minimise any negative impact on the AONB.

6.140 Land north of Long Road East represents a sensible and logical extension to the built up area that is adjacent to existing development and would mirror development opposite. Only a single access point will be supported to keep the loss of hedgerow to a minimum. Development will need to provide suitable footpaths into Dedham Heath. Whilst it is in the AONB, the site's location is unlikely to have a significant impact on the wider landscape in terms of its position but careful design and positioning and landscaping will be required to minimise visual impact on the AONB. Particularly to preserve views into the site from the surrounding countryside. The site is adjacent to a listed building so will need careful design to minimise any potential adverse impact on it or its setting.

6.141 The settlement development boundaries around the small clusters of dwellings are deleted as indicated on the policies map SS6 and listed in appendix 1 to reflect the relationship of these areas to the countryside and the limited sustainability of the locations.

Eight Ash Green

6.142 Eight Ash Green is a rural parish located approximately 6km to the north west of urban Colchester. Within Eight Ash Green development is mainly concentrated around Fordham Heath and Choats Corner.

6.143 At Fordham Heath, development has grown in a linear pattern around the Halstead Road/Spring Lane junction and northwards along Spring Lane. It extends south-eastwards to the roundabout adjacent to the Holiday Inn. At Choats Corner, development has grown predominantly northwards around the Halstead Road, Wood Lane, Heath Road and Fiddlers Hill highways junctions in an almost rectangular growth pattern. There is small cluster of housing at Seven Star Green, located to the south of Halstead Road which separates these dwellings from the key facilities available in Eight Ash Green village.

6.144 Despite being located approximately 5km from both Marks Tey and Colchester train stations, Eight Ash Green is considered to be a Sustainable Settlement as it has a reasonable number of local services and facilities which serve the needs of local residents . Local facilities include a village hall, 3 shops (a farm shop, a shop within a garage and a mobile shop) and a pub. There is also a primary school located within the Choats Corner settlement boundary. Eight Ash Green also has a takeaway, convenience store and beauty salon.

6.145 Stanway School, the closest Secondary School to Eight Ash Green is located approximately 2km from the village. Tollgate Medical Facilities is also located within 2km of the village as is the Stanway Strategic Economic Area.

6.146 There are currently 680 households in Eight Ash Green parish. The majority of these dwellings, 569 in total, are concentrated within the Fordham Heath settlement area. which contains 285 dwellings and within the Choats Corner settlement boundary which contains 284 dwellings. The remaining houses are located at Seven Star Green and across the wider parish.

6.147 There are a number of constraints which restricts sites available for development within Eight Ash Green. Fordham Heath settlement development boundary is constrained to the north west by Fordham Heath which is an important open space in the village. The village allotments are also allocated on the heath. Development is also constrained northwards beyond Fordham Heath which is a designated Local Site.

6.148 Development to the northwest of Choats Corner is limited by Fiddlers Wood which is a designated Local Site. Developing north westerly from Choats Corner would extend new development away from existing key facilities and into open countryside which is not considered sustainable.

6.149 Development to the south and south east of Fordham Heath is constrained by residential & leisure developments i.e. Holiday Inn.

6.150 Eight Ash Green Parish Council is developing a Neighbourhood Plan which will provide for allocated sites for further growth in the Parish. In discussion with the Neighbourhood Plan Group, it is agreed that Eight Ash Green, could accommodate up to an additional 150 new dwellings over the next 15 years. This is considered an appropriate level of growth which Eight Ash Green has the capacity to absorb, given the current number of dwellings in Eight Ash Green parish, the available facilities and the proximity of the village to Colchester.

6.151 The Eight Ash Green Neighbourhood Plan will allocate land for housing in the broad location shown on the policies map and will develop a policy framework to guide and meet all other development or community needs identified by the community in Eight Ash Green up to 2033.

Fordham

6.152 Fordham is identified as a sustainable settlement and is a linear village with a core concentration of development which has evolved over time, including a number of small estate type developments. Although well spread out it is well served with key community facilities including, a primary school situated at the southern end of the settlement, village hall, convenience shop / post office and playing field which are located within the centre of the concentrated area of development. Also within the village is a community orchard maintained by the local community as well as an area of community woodland managed by the Woodland Trust.

6.153 The character of the village is influenced by a few significant listed buildings and their setting and the extensive areas of well established, locally managed woodland. It is important to protect and where possible enhance these characteristics. Small scale development adjacent to Plummers Road has recently delivered an attractive enhancement to the connectivity between this area and the rest of the village via a landscaped footway set back from the road. Further enhancement to connectivity through the village would be beneficial to existing and future residents.

6.154 Allocation of a site to the east of Plummers Road for additional small scale growth up to 20 dwellings is considered a logical extension to the settlement. This provides for the continued sustainability of the key services in the village and accommodates a proportional growth over the plan period. Development of this site will need to respond to particular site constraints including sensitive consideration in relation to the setting of a Listed Building.

6.155 The proposed site is of potential archaeological significance. It is, therefore, likely that heritage assets of archaeological interest will be found, i.e. below-ground archaeological remains. This will require further investigation initially by way of pre-determination evaluation report. Decisions on the suitability of the site and also the need for, and scope of, any further archaeological work, should be based upon the results of this evaluation. Please see the Council's website for further information: http://www.colchester.gov.uk

(5) Great Horkesley

6.156 Great Horkesley is essentially linear in shape and has developed over time along the old Roman road that radiates away from north Colchester (now the A134). Development has spread westwards along a number of roads off the main road. Land to the east of the main road has remained relatively free of development and is more open in character. Great Horkesley is fragmented with the main core of the settlement to the south and two smaller fragments to the north along the A134. The southern edge of the main part of the village is approximately 0.6km from the Colchester urban edge and is located north of the A12.

6.157 Great Horkesley is a sustainable village located close to the main Colchester urban area on a key transport route with a good bus service. It has its own primary school, post office and a number of other facilities which are located in the main concentration of development. Great Horkesley' s close proximity to the main Colchester urban area means that it is important to seek to prevent coalescence between the southern edge of Great Horkesley and the northern edge of Colchester in order to retain the individual identity of the village.

6.158 Development that would not represent a logical or sensible extension to the existing built up area will be discouraged in order to prevent further ribbon development to the north along the A134 and to the west; away from existing village services and facilities and where it is more rural in character.

6.159 Infrastructure in the village is at capacity and will need to be improved / enhanced to support any new development. Requirements include new allotments, an extension to the new village hall, improved access to the old village hall and a new scout hut. Improvements will also be sought to the A134 between the village and North Colchester to promote cycling.

6.160 Land at Great Horkesley Manor represents a logical extension to the village between existing dwellings at the heart of the village and development would be contained within the wider landscape by a belt of trees and small brook to the east. Access will be from Nayland Road (A134) and access points will need to be kept to a minimum to avoid disrupting the flow of traffic along this busy main road. Suitable traffic management and crossing opportunities will be needed as development here will require school pupils to cross the main road. Appropriate design and landscaping will be required to preserve the setting of the existing manor building and the tree-lined approach road from the main road. Whilst the existing manor building is not listed it is considered to be a visually prominent local building set within large, open grounds, the character of which should be protected.

6.161 Land off School Lane to the north of the village offers the opportunity for comprehensive development which includes the redevelopment of a brownfield site and could improve access to the old village hall and the scout hut. The site includes a listed building and care will need to be taken to safeguard its setting. The existing scout hut is in poor condition and development proposals should look to replace and/or contribute to its relocation.

6.162 The small cluster of dwellings known as The Crescent, between the two areas of Great Horkesley supports no community facilities and is detached from the other parts of the village. Its Settlement Development Boundary is therefore not retained as illustrated on the policies map SS9 and listed in Appendix 1.

(3) Great Tey

6.163 Great Tey is situated north of the Roman River and is surrounded by largely flat arable land. The parish of Great Tey is a small rural community that contains a few local amenities including a village pub, a school, and a Norman church. The community originally developed at the southern end, as evidenced by the designation of a Conservation Area, with a newer small estate to the north and ribbon development along the main road through the village between Little Tey and Chappel.

6.164 The RCCE completed a Rural Housing Needs Survey in 2012 which indicated a need for 4 affordable units. The Parish Council thus acknowledge a need for lower cost/smaller houses in the village.

6.165 To contribute to the continued sustainability of the key services in the village and accommodate a 6% proportion of growth over the plan period a site for housing development is allocated in accordance with the site allocation policy SS10 below.

6.166 Land at Brook Road is capable of accommodating up to 17 dwellings. This is a sufficient number to meet the need for 4 affordable units as identified in the Rural Housing Needs Survey. There is a Public Right of Way immediately adjacent to the site, which may need to be upgraded.

(2) Langham

6.167 Langham includes two settlements, Langham Moor and St. Margaret's Cross, linked by School Road. A former WWII airfield lies between the two areas. The village contains a mixture of historic properties and farmhouses with more recent development.

6.168 Langham has a number of facilities including a community centre and shop, and a primary school with capacity. Langham has limited access to public transport and there are capacity and access issues regarding secondary education and healthcare. Dedham Vale AONB adjoins the village to the east, although it is separated by the A12. Langham's location and the range of services it supports mean that both areas of Langham are considered suitable for limited proportional growth.

6.169 Following the Call for Sites Langham Parish Council collated the views of residents to produce a document, which summarises the views of residents and makes recommendations about development over the plan period.

6.170 Residents believe that there should be a clear distinction between urban and rural Colchester and the A12 should continue to be the barrier. The overwhelming view was that major growth would destroy Langham. The document produced by Langham Parish Council suggests a figure of 85 dwellings over the plan period would be appropriate and they recommend the allocation of sites in Wick Road and School Road for small scale growth. The Borough Council agrees that large scale development would not be appropriate in the village but that the settlement can accommodate limited growth and three housing sites are allocated; Land at Wick Road, and two sites in School Road, Langham.

6.171 The Council agrees that up to 10 dwellings will be appropriate on Land at Wick Road in keeping with the existing detached housing adjoining and opposite. Land at Wick Road abuts the former airfield and development will need to have regard to both its landscape character and connectivity to existing footpaths.

6.172 Land at School Road represents a logical extension to the village as it lies between existing housing and employment sites and is well located for the school and community centre/shop. Two sites are allocated there. The first is allocated for up to 55 dwellings. Whilst the Parish Council favour frontage development there is potential on this site for an estate or green approach to layout given that it is at the heart of the village. The Borough Council also considers that an additional nearby site on School Road is suitable for development for up to 60 dwellings, with its inclusion joining up the two existing areas of Langham Moor and St. Margaret's Cross. This site lies within the much larger Garden Village submission made by landowners, and while this proposal was discounted due to its lack of fit with the Spatial Strategy and Sustainability Appraisal, the School Road frontage is considered suitable for smaller scale development given its position within the village and access to its facilities. Both sites abut the former airfield, and development would need to have regard to both its landscape character and connectivity to existing footpaths.

(1) Layer de la Haye

6.173 Layer de la Haye is a reasonable sized village located approximately 2.5km from the south western edge of Colchester (Stanway). It is a sustainable location, suitable for proportional growth.

6.174 Development in Layer de la Haye is concentrated within two distinct settlement areas; Layer village and Malting Green. The 2 areas are physically separated by a large grass sward also known as Malting Green, a large area of which is designated as a Local Wildlife Site (Co93). It is also an important open space that helps define the rural character of the existing two settlement areas in Layer de la Haye. To help prevent coalescence and to help preserve this character, the two settlement areas should remain physically separate. Given its small size, lack of facilities and physical separation from Layer village, Malting Green is not considered to be a sustainable location to direct future growth and the existing development boundary is therefore not retained around this group of dwellings.

6.175 Layer village is the larger of the 2 defined settlement areas. Development has grown up around Church Road, Birch Road, High Road and Abberton Road crossroads. From the crossroads, ribbon development has extended north eastwards along High Road (B1026) as far as the Donkey and Buskin public house. A second band of ribbon development extends eastwards from the crossroads to the western boundary of Malting Green open space. There has been extensive infill between High Road and Abberton Road.

6.176 The Malting Green cluster of dwellings extend in a linear fashion as ribbon development from the eastern edge of Malting Green open space to just before the Abberton Road junction.

6.177 Layer village is reasonably well served by community facilities. The village has a primary school, a village shop/ post office, a GP surgery (Winstree Medical Centre), and 2 pubs. The GP surgery is at capacity however and the ECC school capacity report indicates that the school will only have a small capacity of 3 places in 2020. Layer de la Haye benefits from a bus service. A water treatment plant is also situated in the village.

6.178 There are approximately 710 dwellings in Layer de la Haye parish. In Layer village there are 494 dwellings while Malting Green is much smaller with approximately 50 dwellings. Layer de la Haye village is considered to be the only sustainable location for new growth.

6.179 Growth on the periphery of the Layer is restricted by environmental constraints to the North West due to a wildlife site designation (Co85 Chest Wood and Roman River Complex). Development that would adversely impact onto designated nature conservation sites, or direct new development to flood risk areas will not be supported. Growth that would result in coalescence between Layer village and Malting Green or which would result in more ribbon development into the wider countryside away from existing facilities will also not be supported. Given the above constraints, only one site is considered suitable for allocation in the emerging Local Plan. This site can deliver 50 dwellings which equates to a 10% increase in the number of dwellings in Layer village. Given its proximity to Colchester and the level of available community facilities in Layer village, this is considered an appropriate level of growth over the Local Plan period.

6.180 There is a small designated Local Economic Area at Queensmead off The Folley which will continue to be protected for employment uses. Any future development proposals at this location will be required to accord with policy SG4.

(1) Marks Tey

6.181 Marks Tey is located at the busy junction of the A12 with the A120. It is essentially a linear settlement that has been bisected by the railway and A12/A120, with a number of community facilities including a railway station to the east and a larger area of modern housing and the primary school to the west.

6.182 Marks Tey is a highly sustainable location and has its own mainline railway station and good bus links, is located at a key junction of two busy strategic routes (A12 and A120) and has a number of shops, sources of employment and services and facilities including a primary school and a village hall. There are currently 1,055 households within the wider Marks Tey Parish area of which 944 dwellings are within the current settlement development boundaries

6.183 Development constraints in Marks Tey include the community separation resulting from the two roads and the rail line running through the village, with only limited pedestrian accessibility currently possible over these barriers. The northeast is affected by environmental constraints including the head of the Roman River valley and a minerals and waste safeguarding zone around the brickworks.

6.184 Reflecting its sustainable location, the wider Marks Tey area has been identified as a location for a Garden Community as identified in Part 1 of the plan. In addition to this Local Plan, future development of the area will also be guided by a new Joint Plan developed with Braintree for the Garden Community area as well as the Neighbourhood Plan being developed by Marks Tey Parish Council.

6.185 There are currently 2 designated Local Economic Areas in Marks Tey; the Anderson's Site and Poplars Nursery. The Anderson's site, although currently in employment use and allocated for those purposes, has potential for alternative mixed uses given that the current employment use on the site is ceasing. The Neighbourhood Plan is the appropriate mechanism for allocating the extent of future employment or alternative uses on that site. The Poplar Nursery site off the A120 will be de-allocated as a Local Economic Area as it is currently operating as a well-established garden centre. It is therefore no longer appropriate to promote alternative development or use during the plan period.

(18) Rowhedge

6.186 Rowhedge is situated to the south east of Colchester on the western banks of the Rover Colne; it is the only settlement in the parish of East Donyland. The village has approximately 900 dwellings within its settlement development boundary and this is due to increase in the coming years with the committed development of Rowhedge Wharf which will provide an additional 170 new homes.

6.187 The village has a strong sense of identity which is emphasised by a conservation area at is core and a number of listed buildings, predominately on the riverfront. Rowhedge benefits from its own primary school, GP surgery, village shop, public houses and open space provision. However due to its history as a fishing village the settlement has grown from the port outwards and this has resulted in new development being situated further away from Rowhedge's historic centre where many of its limited services and facilities are located. Rowhedge is considered a sustainable settlement in the sense that it has a number of key services available to its residents however it is also highly constrained by a number of natural and artificial barriers.

6.188 Rowhedge is bordered by the River Colne to the east, and the surrounding land's estuarine nature gives rise to a number of ecological designations which run along the coast and inland to the south of the village. The west of the village is bordered by the Rowhedge Business Centre which whilst providing important local employment opportunities, contains many uses which are not conducive to neighbouring residential uses.

6.189 The north of the village is separated from the urban area of Colchester by a relatively short, but nonetheless valuable, expanse of greenfield land. In addition to providing a valuable buffer between Rowhedge and Colchester, much of this land is designated as Coastal Protection Belt because of its high landscape value.

6.190 The forthcoming committed development at Rowhedge Wharf and the exceptional constraints to expansion surrounding the village renders Rowhedge unsuitable for extensive new development. However one site has been allocated which can be accommodated without causing coalescence with Colchester and an unreasonable impact on local services and facilities.

6.191 The continued importance of Rowhedge Business Centre towards local employment provision is recognised in its designation as a Local Economic Area as listed in policy SG3. All proposals within this LEA will be required to comply with policy SG4.

(14) Tiptree

6.192 Tiptree is a large village located on the south west boundary of the borough and approximately 15km from Colchester itself. Tiptree has a roughly triangular built form. Development has grown up around key highway intersections; Kelvedon Road, Maldon Road to the west/north west, around Station Road and Church Road in the middle of the village, Factory Hill, Chapel Road to the south, Grove Road to the east and Colchester to the north/north east. Recently there has been new growth around Grange Road in the west of Tiptree. There is a small separate cluster of houses to the south west of the main village known as Tiptree Heath.

6.193 Tiptree Heath is very small and is dependent on services and facilities in Tiptree and is therefore not considered a suitable location for future growth. The settlement boundary is therefore no longer retained in this location.

6.194 Tiptree is a District Centre which is an important service centre for Tiptree itself as well as surrounding villages.

6.195 The closest train station is in Kelvedon which is approximately 5km from Tiptree. The village however has a reasonable bus network between Tiptree and Colchester, the University of Essex and Maldon.

6.196 Tiptree is very well served in terms of educational facilities as it has 4 primary schools and Thurstable Secondary School within the village. There is also a Leisure Centre located at Thurstable School. Colchester United's training ground is also located off Grange Road in west Tiptree. Two supermarkets and a reasonable range of independent retailers and other businesses operate successfully in the centre of the village. There are 4 Local Economic Areas in Tiptree; the Tiptree Jam Factory located on the south eastern edge of Tiptree and Tower Business Park on the north eastern edge of the village. Tiptree Heath SSSI is located to the south west of the main village.

6.197 There are currently 3860 households in Tiptree parish with the majority of these dwellings, 3545, concentrated within Tiptree village. The remaining houses are located at Tiptree Heath and scattered across the wider parish.

6.198 There are a number of constraints which limits the availability of land available for growth in Tiptree. Development to the south east is constrained by Tiptree Jam Factory and Birch Wood Local Site. Development in this direction would also reduce the green gap between the village and Tolleshunt Knights. Developing in this direction would also be constrained by Layer Brook which is Flood Zone 2. Expansion to the north east of Tiptree is constrained by Thurstable School and Warriors Rest while expansion to the south west is constrained by Tiptree Heath SSSI.

6.199 Tiptree Parish Council is currently preparing a Neighbourhood Plan, which will allocate sites for further growth in the Parish. In discussion with the Neighbourhood Plan Group, it is agreed that Tiptree could accommodate up to an additional 600 new dwellings over the plan period given the current number of dwellings in Tiptree, the good availability and access to services and facilities, and the fact that Tiptree is a District Centre. This is considered a proportionate level of growth for Tiptree.

6.200 The Tiptree Neighbourhood Plan will set out the planning policy framework needed to support the delivery of 600 houses up to 2033. The Neighbourhood Plan will also be used to allocate sites for any other uses identified by the local community as being important in Tiptree and develop the policy framework needed to support these allocations.

6.201 The Council's Housing Trajectory reflects that 2 sites, the Tiptree Jam Factory site and Vine Farm (Grange Road) have already secured planning permission for 126 houses and 103 houses respectively. These will not form part of the Neighbourhood Plan as they are already commitments.

6.202 There are currently 4 designated Local Economic Areas (LEAs) in Tiptree; the Alexander Cleghorn Site, Tiptree Jam Factory, the Basketworks Site and the Tower Business Park. These will continue to be protected for this use. Any development proposals affecting these sites or any other sites providing an economic/employment use in Tiptree over the Local Plan period will be required to comply with policy EG4 unless they are reviewed and amended through the Tiptree Neighbourhood Plan.

West Bergholt

6.203 West Bergholt is a rural parish located approximately 1km to the north west of Colchester. The majority of its residents live in the village of West Bergholt.

6.204 The village is centred around a triangle of roads: the B1508 Colchester Road; Chapel Road; and Lexden Road. West Bergholt is separated from Colchester by an area of open countryside and the valleys of St Botolph's Brook and the river Colne. The A12 bisects the open countryside between West Bergholt and Colchester.

6.205 The majority of more recent new development has occurred on the northern side of Colchester Road, notably on the site of the old brewery.

6.206 West Bergholt is considered a Sustainable Settlement as it has a sufficient population base to allow for proportionate growth which will support expansion of infrastructure and community facilities. It is located on a key transport route (B1508) to Colchester with good public transport links to the town centre and to Colchester Station. It has a good level of local facilities including a food store, post office, doctor's surgery, pharmacy and a primary school, and provision of open space, allotments and a village hall located centrally in the village.

6.207 A proportionate level of growth, supported by adequate infrastructure, can be physically accommodated in West Bergholt without compromising the existing settlement shape, form and character.

6.208 The current population of West Bergholt (2011 Census) is 2,855 with approximately 1,200 dwellings with the defined built up area of the village and a total of 1,365 dwellings within the wider Parish area.

6.209 There are a number of constraints which restrict sites available for development. To maintain the current settlement pattern, development will continue to be located around the three main roads with facilities located centrally where possible.

6.210 There is currently limited inter-visibility between Colchester and West Bergholt. However, there is a relatively high potential for visual coalescence of settlements and any new built development on land to the south of the village may undermine the sense of settlement separation. Development to the south of the village towards Colchester on Colchester Road is therefore not considered suitable due to the high potential of visual coalescence.

6.211 Development to the north of the village on Colchester Road/Nayland Road would extend new development away from existing key facilities and into open countryside, which is not considered sustainable.

6.212 West Bergholt Parish Council is currently preparing a Neighbourhood Plan for the village, which will provide for allocated sites for further growth in the Parish. Given the current number of dwellings in West Bergholt, the available facilities and the proximity of the village to Colchester, it could accommodate approximately 120 dwellings over the next 15 years. This is considered a proportionate level of growth for West Bergholt.

6.213 The West Bergholt Neighbourhood Plan will allocate land for housing and develop a policy framework to guide and meet all other development or community needs identified by the community in West Bergholt and associated with development proposals in West Bergholt up to 2033.

6.214 Pattens Yard in West Bergholt is allocated as a Local Economic Area. This site will remain allocated for this use and any future planning applications will be required to accord with policy EG4. Any development proposals affecting this site or any other sites providing an economic/employment use in West Bergholt over the Local Plan period will be required to comply with policy EG4 unless they are reviewed and amended through the West Bergholt Neighbourhood Plan.

(16) Mersea Island

(24) West Mersea

6.215 West Mersea is a small coastal town located on the confluence of the Colne and Blackwater Estuaries approximately 15km from the centre of Colchester Town. West Mersea is the larger of two settlements on Mersea Island, the other being the much smaller village of East Mersea. Early development in West Mersea was concentrated around the harbour and nearby oyster pits to the south west of the island. Development has since expanded to the north and west.

6.216 West Mersea is a District Centre with a high number of key services and community facilities. Mersea has 2 supermarkets, a primary school a community centre, as well as a range of independent shops, cafes and restaurants but no secondary school. These services support the needs of local residents and businesses on Mersea as well as communities from the surrounding rural areas in the south of the Borough. It will be important to protect the function of the District Centre in Mersea to ensure that it continues to meet the needs of the local coastal communities who use it. While West Mersea does not have a train station, frequent bus routes serve the town which bus older pupils off the Island to secondary schools in Colchester and other parts of the Borough.

6.217 West Mersea is considered to be a sustainable location for some housing growth. There are currently approximately 3,200 dwellings in West Mersea. The preferred sites could deliver an additional 350 houses over the Local Plan period. This equates to an 11% increase in the number of dwellings, a level which reflects the availability of existing facilities and services

(2) East Mersea

6.218 The Parish of East Mersea is a smaller settlement situated on the eastern side of Mersea Island. It comprises a small cluster of dwellings and a limited range of community facilities. It is also home to Cudmore Grove Country Park which is very popular with visitors at weekends and in the holidays. Due to its size and limited facilities, East Mersea is not considered a sustainable location to accommodate substantial additional growth and is now defined as an Other Village in the hierarchy to reflect the important community function the village provides .

(7) Coast Road

6.219 The coastal area of the Borough around Mersea Island is an extremely rich, diverse and irreplaceable natural asset in terms of its natural and cultural features. It includes substantial parts of the Colne and Blackwater Estuaries. The ecological importance of the Colne and Blackwater Estuaries is reflected by the variety of international and European designations covering them i.e. Ramsar sites, Special Protection Areas (Birds Directive), and the Essex Estuaries Special Area of Conservation (SAC) designated under the Habitats Directive. There are also a number of Sites of Special Scientific Interest and designated around the estuaries.

6.220 Mersea is an important tourism destination in the Borough. Tourism makes an important contribution to both the local Mersea economy and the wider Borough economy. As a consequence there are a number of diverse and competing interests which all need to be managed in an integrated way within the Borough's coastal zone. These include internationally important habitats, land and water-based recreation, tourism, fishing, archaeological and historic environment assets.

6.221 Climate change including sea level rise is also likely to increase pressure regarding the management of coastal habitats and coastal communities along the Borough's coastal fringe.

6.222 Future development proposals will have to balance the need to protect the important natural and cultural assets at the coast against competing development pressures and the need to support wider socio-economic needs of the Borough's coastal communities.

6.223 Development proposals on the landward and seaward side of Coast Road will have to further balance these issues against the need to protect and enhance the traditional maritime character of this part of West Mersea. Sequentially preferred maritime related uses which could be supported along Coast Road include boatyards, boat restoration business; ancillary uses related to boating, sailing, chandlers, fishing, specialised fish restaurants, fish cookery schools and water based leisure businesses. Proposals for additional residential development on Coast Road will generally not be considered suitable or sustainable and will only be supported where sequentially preferred maritime related uses have been discounted.in agreement with the Council.

6.224 The current Essex and Suffolk Shoreline Management Plan has shown that the West Mersea coastal frontage is highly vulnerable to the effects of climate change and coastal processes. Future land uses and developments along the coastal frontage will be required to demonstrate the ability to adopt a roll back approach in response to changing local climatic conditions.

(3) Caravan Parks

6.225 There are 6 caravan parks on Mersea Island;Firs Chase, Waldegraves, Seaview, Coopers Beach, Fen Farm and Cosways.

6.226 The Council recognises the valuable contribution that these caravan parks make to the supply of holiday accommodation for visitors to Mersea and the rest of the borough. They are also an important element of the local tourism industry and their retention and improvement is generally supported.

6.227 Caravan Parks are under increasing pressure to extend both the length of their opening season and also the range of activities and events operating on the sites to help sustain their business. This can generate local impacts that need to be carefully managed.

6.228 The caravan parks on Mersea are located adjacent to internationally designated Natura 2000 sites and because of their coastal frontage locations can be potentially vulnerable to increased risk from flooding. As an important tourist destination, the protection of the EU designated bathing waters around Mersea is an important consideration. All tourism related development proposals including the extension of caravan parks will have to demonstrate that there is adequate waste water and sewage treatment infrastructure in place to serve the proposed development to help protect EU designated coastal bathing waters. As part of this process applicants should consult with the Environment Agency at an early stage in the planning application process to ensure that sewage disposal options are fully considered.

6.229 All coastal tourism developments must also be sensitive to and integrate well with their sensitive coastal environment and surrounding rural landscape and respect the special characteristics of the Coastal Protection Belt defined on the Proposals Map.

6.230 Proposals to extend existing holiday parks on Mersea located adjacent to designated coastal sites will only be supported where a sympathetic development approach is followed and mitigation measures implemented to minimise environmental impacts on neighbouring Natura 2000 sites. Mitigation proposals will need to be agreed with Colchester Borough Council and Natural England prior to development commencing.

6.231 Extensions to existing caravan parks should not impact on the amenity of residents living and working in close proximity to the parks, through increased noise or light pollution. Proposals should promote a range of measures to encourage sustainable travel for leisure to help mitigate and reduce the impact of leisure related traffic on Mersea Island.

6.232 Sites allocated as Caravan Parks as shown on policies map SS17 will be safeguarded for this use against other less appropriate types of development.

Wivenhoe

6.233 Originally Wivenhoe comprised two separate settlements: Wivenhoe Cross which was centred on the crossroads of Colchester Road, Rectory Road and The Avenue; and Wivenhoe to the south which was centred on the quay.

6.234 More recent development has resulted in the coalescence of these two distinct settlements into one .

6.235 Since the 1970's growth has included significant 'estate' development including Dene Park during the 1970s; Broomsgrove to the west in the 1970/80s; Ferry Marsh in the 2000's and most recently Cooks Shipyard..

6.236 The town benefits from good infrastructure provision including a mainline train station, a GP surgery, two primary schools, numerous shops and restaurants and abundant open space provision. There are also frequent bus services between Wivenhoe and Colchester and a cycle path between Wivenhoe,and the University of Essex (the town's biggest employer) has recently been built. There is a well-used footpath and cycle route to Colchester along the River Colne, which increases the sustainable nature of the settlement and makes it suitable for additional future growth within the Local Plan period.

6.237 There are currently approximately 3335 dwellings in Wivenhoe Parish with 3,200 dwellings concentrated within Wivenhoe Town. It has been proposed that an additional 250 new dwellings should be delivered within Wivenhoe by 2033. Wivenhoe is a District Centre and maybe expected to accommodate a higher number of new homes , but an extra 250 houses delivered over this period is considered to be appropriate, along with a number of new homes within the Parish which will be allocated in the University Garden Village. There are a number of constraints which has influenced the amount of growth considered proportionate for Wivenhoe.

6.238 Broomgrove and Millfields schools are both operating at capacity but are currently still accepting a small number of pupils from outside of Wivenhoe, therefore there is capacity, albeit limited, for some additional residential development. The town, however, lacks a secondary school with most children attending the Colne Academy in Brightlingsea or Colchester Academy in Greenstead. Finally, Wivenhoe is bordered by the River Colne to the west and south. In addition to the physical boundary that the river presents, there are also other associated constraints such as EA Flood Zone 3 areas, SSSI, SPA and the Coastal Protection Belt which reduces the availability of suitable sites for new development.

6.239 Wivenhoe Town Council is currently preparing a Neighbourhood Plan for Wivenhoe which will set out the planning policy framework needed to support the delivery of 250 houses up to 2033. The Neighbourhood Plan will also be used to allocate sites for any other uses identified by the local community as being important in Wivenhoe and develop the policy framework needed to support any such allocations.

6.240 Alternative option for Sustainable Settlements

Selection of alternative sites for development - The Council carefully considered a number of alternative sites, but only selected those sites which firstly, accorded with the overall spatial hierarchy and strategic policies for the Borough and secondly, satisfied the criteria for sustainable and deliverable sites set by the Strategic Land Availability Assessment and the Sustainability Appraisal. The alternative sites considered included both those received through the Call for Sites process as well as a number of other sites it was aware of from earlier assessments; current development allocations which remain undeveloped, and land in broadly sustainable locations which had not been put forward for assessment elsewhere. In addition the evidence base on the Settlement Boundary Review considered the relative sustainability of the settlements which informed the spatial hierarchy. It also assesses the potential capacity in each of the sustainable settlements taking into account a range of opportunities and constraints which together with the SLAA and the SA fully considered alternative sites.

Other Villages and Countryside

6.241 National evidence indicates that villages in the catchment area of larger towns struggle to retain facilities, even when more housing is built. Colchester Town is the main provider of shopping, services, employment, and community facilities for the Borough as a whole. Elsewhere in the Borough, only Wivenhoe, Tiptree and West Mersea provide a sufficient level of shops, services and employment to maintain a reasonable level of self containment. In general, rural communities do not provide sufficient shops, services and facilities to support significant growth.

6.242 Settlements within the Other Villages category as defined in the Settlement Hierarchy tend to be small villages which functionally act as local service centres which the local communities rely on for basic facilities and as social hubs. These smaller rural villages often operate as clusters by sharing key services which help provide a strong sense of community for the communities living and working there. These settlements can accommodate a limited amount of small scale development. Appropriate development proposals therefore that meet a local housing need, increase rural employment opportunities, optimise the sustainability of villages by contributing towards community facilities, or which help retain the vitality and sense of community will be supported.

6.243 Within the Countryside, there are a number of very small villages/hamlets and isolated clusters of dwellings which lack any community facilities or services and rely on nearby larger villages or towns to meet their daily needs. Development within the countryside will be limited to activities that either require a rural location, help sustain a rural community and local economy and which help protect the rural character of the areas where a development is being delivered.

6.244 The Council is also seeking to sustain and enhance local employment and rural enterprises in the Borough. Regard should be had to policy DM5 which sets out the planning approach for economic development in rural Colchester.

(2) 6.245 Alternative Options considered

No change to existing policy - retaining the existing policy ENV2 would be inconsistent with the new Settlement Boundary approach being proposed in the emerging Settlement Boundary Review. ENV2 does not distinguish between the development approach towards the type of development that could be supported in Other villages and the more restrictive approach to development in the Countryside. This clarification is needed to support the proposals in the Settlement Boundary to remove settlements boundaries from small villages and to demonstrate that removal of the settlement boundary will not prevent appropriate development and change in rural villages.