Tiptree Neighbourhood Plan

Ended on the 12 October 2022
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(39) 2 Introduction

2.1 This document represents the Neighbourhood Plan for Tiptree parish. It represents one part of the development plan for the parish over the period to 2033, the other principal parts being the Colchester Borough Local Plan 2013-2033: North Essex Authorities' Shared Strategic Section 1 Plan (adopted in February 2021) and the Colchester Local Plan Section 2 (adopted July 2022). The Tiptree Neighbourhood Plan strategy is informed by the context provided in the Colchester Local Plan Section 2 (CLP S2) and details planning policies that are locally specific to Tiptree.

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

2.3 Map 2.1 below shows the boundary of the Neighbourhood Plan area, which is contiguous with the boundary of Tiptree parish.

Map 2.1: This OS Map outlines in red the Tiptree Neighbourhood Plan Area and the surrounding countryside

Map 2.1: The Neighbourhood Plan area (outlined in red)

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

2.5 Each section of the Plan covers a different topic. Under each heading there is the justification for the policies presented which provides the necessary understanding of the policy and what it is seeking to achieve. The policies themselves are presented in the green boxes. It is these policies against which planning applications will be assessed. It is advisable that, in order to understand the full context for any individual policy, it is read in conjunction with the supporting text.

National Policy

2.6 The National Planning Policy Framework (NPPF) 2021 states:

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

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

Neighbourhood planning groups can play an important role in identifying the special qualities of each area and explaining how this should be reflected in development… (para.127)."

Local Plan Policy

2.7 The Colchester Local Plan reflects the National Planning Policy Framework (NPPF) and sets out a vision, strategy, objectives and policies for planning and delivery across the Borough. The Tiptree Neighbourhood Plan exists within the context of the Colchester Local Plan and the policies contained within it. The CLP S2 contains the following policy pertaining to Tiptree, upon which this Neighbourhood Plan is founded:

Photograph of Tiptree Sign representing the Wilkin & Sons Jam Factory

Policy SS14: Tiptree

Within the preferred directions of growth shown on the Tiptree policies map, to the south west and north/north west, subject to existing constraints, the Tiptree Neighbourhood Plan will:

  1. Define the extent of a new settlement boundary for Tiptree;
  2. Allocate specific sites for housing allocations to deliver a minimum of 400 dwellings;
  3. Set out any associated policies needed to support this housing delivery i.e. housing mix, type of housing and density for each site allocated for housing;
  4. Set out the policy framework within the parish to guide the delivery of any infrastructure/community facilities required to support the development in accordance with the requirements of Policies SG7 and PP1. This will include a strategic transport appraisal with a view to confirming provision of phased delivery of a road between the B1022 and B1023;
  5. Consider cross boundary issues;
  6. Identify other allocations in the Parish, including employment and open space.

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

Before granting planning consent, wintering bird surveys will be undertaken at the appropriate time of year to identify any offsite functional habitat. In the unlikely event that significant numbers are identified, development must firstly avoid impacts. Where this is not possible, development must be phased to deliver habitat creation and management either on or off-site to mitigate any significant impacts. Any such habitat must be provided and fully functional before any development takes place which would affect significant numbers of SPA birds.

2.8 The Colchester Local Plan provides the strategy for growth of the Borough to 2033. The policies contained therein will apply to Tiptree except where addressed by this Neighbourhood Plan.

2.9 Policy SS14 outlines broad directions of growth for the Tiptree Neighbourhood Plan to identify specific allocations, taking into account existing constraints. Once the Neighbourhood Plan has been made (adopted) this will supersede the broad direction of growth arrows shown on the SS14 Policy Map.

2.10 Essex County Council is the Minerals and Waste Planning Authority for Tiptree parish. The Development Plan for Tiptree parish also includes the following documents:

The Essex Minerals Local Plan (2014)

2.11 The Essex Minerals Local Plan (MLP) identifies sites and locations for mineral development within Essex up to 2029 and introduces policies to manage this type of development. There are no mineral extraction sites or other forms of mineral infrastructure either currently operating or allocated within the parish. However, there are deposits of sand and gravel within the parish which are subject to a Minerals Safeguarding policy within the Minerals Local Plan. Regard should be had to the requirements of Policy S8 of the MLP when 5ha or more of a proposed development falls within a Minerals Safeguarding Area.

Essex and Southend-On-Sea Waste Local Plan (2017)

2.12 The Essex and Southend-On-Sea Waste Local Plan (WLP) sets out how Essex and Southend-On-Sea aim to manage waste up to 2032 and introduces policies to guide waste management. It seeks to deal with waste more sustainably by guiding the development of waste management facilities, encouraging recycling and reducing reliance on landfill.

Tiptree Jam Factory Plan (2013)

2.13 Although there is no longer the intention to build a new Jam Factory, this plan still forms part of the Colchester Development Plan. It guides development for the Tiptree Jam Factory and adjoining land.


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

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

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

February 2014: Regular meetings commenced to proceed with the Plan.

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

Sept 2014: Businesses were asked to join the group.

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

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

February 2015: Tiptree designated a Neighbourhood Plan Area by CBC.

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

Nov 2015: Second community consultation exhibition.

Sept 2016: Tiptree Village Questionnaire distributed to every home.

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

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

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

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

January 2018: Preparation of Neighbourhood Plan brief to instruct consultant.

February 2018: Questionnaire Results and Vision and Objectives feedback exhibition.

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

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

Autumn 2019: Analysis of responses and Neighbourhood Plan amendments.

January 2020: Preparation of supplementary documents.

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

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

July 2020: LPA submission to independent examiner.

October 2020: Independent Examiner issues report finding that the Neighbourhood Plan does not meet the basic conditions and cannot proceed to referendum.

Dec 2020: LPA produces a Decision Statement that the draft Neighbourhood Plan should not proceed to referendum.

March 2022: Six weeks consultation on revised proposed Neighbourhood Plan (Regulation 14).

2022-23: Regulation 16 consultation, examination and referendum on Neighbourhood Plan.

2023: Neighbourhood Plan is made

Photograph of Tiptree Parish Council Office

The Parish Council office

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