Tiptree Neighbourhood Plan

(18) 12 Site Allocations

12.1 As part of the requirement in the 2017 Publication Draft of the Colchester Local Plan Section 2 (CLP S2) for at least 13,800 (920 per year) homes to be provided within the Borough by 2033, Tiptree parish was required to provide a minimum of 600 new homes by 2033. Following the examination of CLP S2 in 2021, it was clarified that the 600-dwelling figure could be reduced to 400 dwellings in light of the granting of permission for 200 dwellings at Barbrook Lane in 2020. The Proposed Modifications to CLP S2 proposed amendment of Policy SS14 on Tiptree to make reference to a minimum of 400 dwellings and this was adopted in July 2022.

12.2 Neighbourhood Plans are required to meet the housing targets established by the Local Planning Authority in its local plan – in this case in CLP S2 Policy SS14 (Tiptree). It cannot deliberately seek to ensure that fewer houses are delivered. The housing target must be expressed as a minimum figure. The actual number that is ultimately given planning permission will depend on the way the site is planned in detail and in particular on the mix of house sizes and other constraints. The actual number that is delivered is not permitted to significantly exceed the numbers in the site allocation policies TIP15 and TIP16.

12.3 The site selection process is briefly described in Section 1 Spatial Strategy and more fully detailed in the Tiptree Neighbourhood Plan Housing Topic Paper that accompanies this Plan in the submission documents. Call for sites processes undertaken through the CBC strategic Housing Land Availability Assessment (SHLAA) and separately through the Neighbourhood Plan identified a long list of sites that were then subject to a high level assessment to eliminate clearly unsustainable sites. 39 submitted sites from around the entire Neighbourhood Plan area were subjected to a thorough assessment to determine suitability and deliverability for development. The sites allocated in the Plan have been informed by a combination of this process, policy SS14 in the CLP S2 and the Neighbourhood Plan Strategic Environmental Assessment (SEA), alongside the vision and objectives of the Neighbourhood Plan which have been derived from the community consultation exercise.

12.4 When considering the location of future development, a recurring theme throughout the responses to the Community Questionnaire is the ability to access major routes, the A12 in particular, without exacerbating the traffic situation in Church Road. Serving as the main through route for south-east to north-west traffic, Church Road already accommodates a greater volume of traffic than is ideal for the shopping and business centre for the village. A transport report^[12] commissioned to inform the Neighbourhood Plan identified that the development of a link road serving the site allocations would not only mitigate their impact but would also have significant benefits in terms of alleviating traffic congestion at key points including the double mini-roundabout at the intersection of the B1022 (Church Road/Kelvedon Road) with the B1023 (Maldon Road) and thereby improving traffic flow through Church Road.

12.5 The transport report identified that the link road was the only option that could also provide an improvement to the existing routes within Tiptree. In this regard it is considered a significant opportunity to seek to generally improve traffic flow through the village wherever possible and to work towards alternative routes for traffic currently passing through the village.

12.6 CLP S2 recognises the need to address the cross border issues arising from proposed development in Tiptree. Regarding Tiptree, CLP S2 paragraph 6.219 states:

"Infrastructure necessary to deliver the growth up to 2033 will need to consider cross boundary issues with neighbouring Local Planning Authorities and neighbouring Parishes. This will include acknowledgement of the additional traffic generation forecasts for the proposed new junction 24 onto the A12 as well as from the growth locations. With the northern growth location there is potential for a new road which would ultimately link the B1022 and B1023. The Tiptree Neighbourhood Plan will be expected to deliver the first phases of the road through a design which allows future completion/linkage."

12.7 The spatial strategy and the two site allocations in the Neighbourhood Plan ensure the delivery of the first phases of a road between the B1022 and the B1023. Ultimately it is an aspiration that the 'missing link' in this road connection will need to be delivered through an alternative plan making process to this Neighbourhood Plan. The developer has confirmed that first phases of the link road are deliverable and common ground has been established with Messing cum Inworth PC with regard to the eventual completion of the link in Messing Parish (See the Housing Topic Paper in TNP Evidence Base Documents).

12.8 As required by CLP S2, the site allocations at Highland Nursery and Elms Farm will both be expected to deliver the following:

• A minimum of 30% affordable housing (with 25% of these units delivered as First Homes, as per Policy TIP05).
• A mix of dwellings that reflects the latest Colchester Strategic Housing Market Assessment.
• Net biodiversity gains of at least 10%.
• A strategic area of public open space.

12.9 The site allocations also provide the opportunity to deliver important community infrastructure. As explained in the Section 10, the two sites are required to deliver a community hub – incorporating a medical centre, community hall and car parking – and allotments. All this provision is proposed for the Elms Farm site because this is considered to represent the most accessible location for the community, with the hub enabling the potential flexible use of spaces as necessary for a wide range of complementary users, e.g. GP surgery, therapies, exercise classes, meeting spaces, etc. The developer is also able to offer the land here for such facilities. Both site allocations will also make contributions towards the provision of these facilities.

12.10 An important consideration for the site allocations is to minimise the hard edge created by development on the edge of the village. The siting of required public open space in the north of both allocations is considered to be the best way to achieve this (see also Policy TIP12 Landscaping and Biodiversity).

Highland Nursery

12.11 The site comprises approximately 11 hectares. It has the potential to deliver a minimum of 200 dwellings and other benefits including:

• The first phase of the northern link road from Kelvedon Road (B1023) that will ultimately link up with Colchester Road (B1022).
• A commercial centre that will provide 1.1 hectares of land for commercial employment units.

12.12 The commercial area will be approximately 1.1 hectares. The preferred location for the commercial area is in the south of the site, adjacent to Kelvedon Road and the new link road and opposite Tower Business Park. This will provide convenient connectivity to the road network, make it easily accessible, and minimise impacts on the amenity of residents.

12.13 Colchester Borough Council's Historic Environment Team has advised that development will need to ensure that it does not have a detrimental impact on the setting of Hill Farmhouse (Grade II listed building) or Pan in the Woods (Grade II listed building). This will require a heritage impact assessment. There may be a need for pre-determination trial-trenched evaluation, to establish the archaeological potential of this area which has not been the subject of any previous systematic archaeological investigation.

12.14 The Environment Agency has advised that Highland Nursery lies over a secondary aquifer. Sufficient information will need to be provided as part of the planning application in the form of a Preliminary Risk Assessment and provide assurance that the risk to the water environment is fully understood and can be addressed.

Elms Farm

12.15 The site comprises approximately 10 hectares. It has the potential to deliver a minimum of 200 dwellings and other benefits including:

• The first phase of a northern link road from Colchester Road (B1022) that will ultimately link up with Kelvedon Road (B1023).
• At least 0.4 hectares of serviced allotments.
• Land for a community hub, incorporating a Medical Centre and car parking. If the Medical Centre is provided as a standalone facility, it shall be on a site of at least 0.4 hectares. The community space shall provide a community hall and meeting spaces totalling at least 300m².

12.16 It is recognised that adjoining land behind the Bonnie Blue Oak public house may have potential for development to meet future housing targets established in any review of the Colchester Local Plan. For this reason the retention of a possible future road access from the Elms Farm area is encouraged so as not to preclude this opportunity should it arise in the future and be needed to support the sustainability of a future plan.

12.17 At least 0.4 hectares will be allocated to provide for the new GP surgery and parking. There is flexibility in this provision to enable the community hub to provide the surgery and community space together and it will be important that the applicants work with the North East Essex Clinical Commissioning Group and the owners/partners of the Tiptree Medical Practice to ensure that any relocation from their current location meets the needs of all parties. In this regard the opportunity to create a 'Health and Wellbeing Hub' that incorporates elements of primary care, with community and voluntary partners supporting the community and enhancing their health and wellbeing is supported.

12.18 Colchester Borough Council's Historic Environment Team has advised that development will need to ensure that it does not have a detrimental impact on the setting of four Grade II listed
buildings (Elms Farmhouse, barn and stable, and the Maypole). This will require a heritage impact assessment. There may be a need for pre-determination trial-trenched evaluation, to establish the archaeological potential of this area which has not been the subject of any previous systematic archaeological investigation.

12.19 The Environment Agency has advised that Elms Farm lies over a secondary aquifer. Sufficient information will need to be provided as part of the planning application in the form of a Preliminary Risk Assessment and provide assurance that the risk to the water environment is fully understood and can be addressed.