Colchester City Council Preferred Options Local Plan Regulation 18 Consultation 2025

Policy PC1: Healthier Food Environments Comment

New development should safeguard and, where appropriate, create or enhance the role of allotments, orchards, community gardens and food markets to promote healthy lifestyles by providing access to healthy, fresh and locally produced food, providing food growing opportunities and for exercise and recreation. Allotment provision must be well located to residential areas and community spaces, with suitable access arrangements for all.

Some locations are more suited than others for fast food outlets and takeaways. All proposals for these uses need to consider to the following factors, and should reflect the relevant evidence, to inform the planning decision:

1.  Proposals for hot food takeaways and fast-food outlets within 400m walking distance of the entrances/exits of a nursery, a primary school, a secondary school, a community college, playground or youth facilities and other places where children and young people frequent will be refused unless the location is within a designated centre; and
2.  Within designated centres, proposals for hot food takeaways and fast-food outlets will be supported unless there is evidence that the impacts of clustering or cumulative impact resulting from an over concentration of such uses is having an adverse impact on local health, pollution or anti-social behaviour; and
3.  In all other areas, proposals for hot food takeaways and fast-food outlets will require a Health Impact Assessment in order to appropriately consider the impacts of such uses on local health, pollution or anti-social behaviour. Where impacts are shown as having an adverse impact as a result of the proposal, or cumulative impacts on communities / catchments they are intended to serve, proposals will be refused unless they can be satisfactorily mitigated.

In cases applying to criteria b) and c), evidence will need to include indicators such as levels of obesity, areas of deprivation, or other health indications with a recognised link to healthy eating. Evidence demonstrating significant levels of adverse health impacts arising from air quality and pollution, and evidence of excessive anti-social behaviour in the immediate vicinity of the proposed use will also be relevant.

Where the Council are minded to approve proposals, conditions may be used to restrict the hours of operation where this is appropriate and supported by relevant evidence.

Policy PC2: Active and Sustainable Travel Comment

All new development should be planned around a network of safe and accessible active travel routes, creating places that maximise opportunities for active and sustainable travel for all and support healthy and active lifestyles.

Proposals for development should:

1.  Give priority to the movement of people walking and cycling; and
2.  Create safe, secure, convenient, well designed and attractive layouts that are permeable for active travel modes, prioritise desire lines and are inclusive and accessible for all; and
3.  Support the provision of infrastructure to encourage active and sustainable modes of travel that are inclusive and accessible to all; and
4.  Ensure that cycling infrastructure is designed having regard to the latest best practice (LTN 1/20 or subsequent updated guidance); and
5.  Protect and enhance existing active and sustainable travel infrastructure including mobility hubs; and
6.  Link the development to the surrounding walking, cycling and public transport networks, having regard to the Local Cycling and Walking Infrastructure Plan, and improve connectivity to adjoining areas and key destinations; and
7.  Facilitate access to high quality public transport infrastructure; and
8.  Promote the use of car clubs and provide the required infrastructure where appropriate; and
9.  Incorporate infrastructure provision for charging electric vehicles in line with the latest guidance and standards, and make provision for charging electric bicycles; and
10.  Accommodate the efficient delivery of goods and services; and
11.  Include school streets and zones around new education and childcare facilities.

All developments that generate significant amounts of movement will require a Transport Statement or Transport Assessment in line with thresholds set out in the latest Essex County Council guidance. The Transport Assessment or Statement must demonstrate how the development will encourage active and sustainable transport, demonstrating how opportunities for active and sustainable measures have been maximised, and mitigate traffic impacts in terms of capacity and safety.

All developments that generate significant amounts of movement will be required to produce a Travel Plan in line with thresholds and guidelines set out in Essex County Council published guidance. Any Travel Plan should include an Action Plan setting out specific actions, timelines and targets to be monitored and reviewed.

Policy PC3: Parking Standards Comment

The Council will have regard to the parking standards set out in the Essex Planning Officers Association Parking Guidance (Parts 1 and 2) and any locally set parking guidance or subsequent updated guidance, when determining planning applications.

The amount of car parking should take account of the following factors:

1.  Levels of local accessibility.
2.  The size, type, tenure and location of any dwellings.
3.  The appropriate mix of parking types including opportunities for car sharing (e.g. unallocated, on-street, visitor, and car club parking).

A more flexible approach to the parking standards will only be considered if supported by evidence detailing the local circumstances that justify the approach.

Parking for staff, visitors and operational uses on non-residential development should be managed as part of a Travel Plan. Where opportunities arise, for example on mixed use sites, shared parking and car sharing will be encourage as part of an agreed Travel Plan, to make efficient use of land and to support place making.

Secure cycle parking should be incorporated into all development proposals and should be accessible, convenient to use, well laid out and used exclusively for cycle parking. In the case of flats and shared accommodation, secure cycle parking should be incorporated into development proposals and located near the entrance to the building. All cycle parking should be designed in accordance with LTN 1/20 and the Essex Parking Guidance or subsequent updated guidance.

Applications for new or expanded car parking provision will be considered on an individual basis in relation to evidence and need. The existing car parking availability, current usage and, where appropriate, the existence of a Travel Plan and the current use of non-car modes, should all be demonstrated. New car parks should include electric charging points.

Where possible, large car parks, for example serving both city centres and out of town retail, leisure and business parks, should be stacked and/or underground to facilitate improved place making, provide town centre equality, and result in more compact forms of development which use less land and prioritise sustainable transport. Redevelopment of existing car parking will also be considered to make efficient use of land, improve townscape and support regeneration.

The use of Park and Ride and Rapid Transit System will be encouraged for trips in the city centre and other major destinations along the route of the service.

Policy PC4: Development Density Comment

The Council will support development densities that make efficient use of land and relate to the specific opportunities and constraints of proposed development sites. The appropriateness of a developments density will be considered in the context of potential impacts on the residential amenity in the surrounding areas.

Proposals with development densities that encourage sustainable transport and help sustain local amenities will be supported.

In particular all residential development will need to be at an appropriate density and massing, having regard to:

1.  The character of the site and its immediate surroundings, as well as the wider locality, including where applicable the setting of designated heritage assets;
2.  The adequacy of the access and the local road network to accommodate the traffic likely to be generated by the proposed development (that has been supported by evidence) as well as the scope to enhance walking and cycling access to local amenities and public transport;
3.  The existing landscaping, trees and hedgerows on the site and the need for further landscaping;
4.  The provision of appropriate on-site amenities to serve the development in accordance with policy PC6 and any relevant adopted guidance including the provision of open space and sustainable drainage facilities where suitable;
5.  Ensuring any over provision of private space within a site is balanced with an overprovision of public space;
6.  Achieving higher net densities within sites with a view to prioritising the provision of publicly accessible spaces over the provision of private spaces. The provision of appropriate parking to serve the development in accordance with the relevant standards and policy PC3;
7.  An adequate standard of residential accommodation being provided for future occupants in accordance with policy PC5;
8.  An appropriate mix and type of housing as informed by the various housing policies;
9.  A strategy for BNG acknowledging that on site delivery may be difficult.

Developments with higher densities, that contrast with surroundings densities, will be supported where the wider development provides for public benefits in excess of standard policy requirements (e.g. >30% affordable housing, >10% POS, exemplar standard of design and placemaking). Benefits will need to outweigh any detrimental impacts arising from the increase in density and any resulting harm.

Policy PC5: Domestic Development Comment

Residential alterations, extensions and outbuildings

Residential alterations, extensions and outbuildings will be permitted, provided the proposal meets all the following criteria:

1.  The proposal is compatible with the scale, appearance and character of the original dwelling including taking into account the cumulative impact of such development;
2.  The proposal does not result in the over-development of the site, and demonstrates design in scale with its surroundings, taking into account the footprint of the existing dwelling and the relationship to neighbouring site boundaries;
3.  Proposals for extensions and outbuildings result in an appropriate composition, appearing well designed and retaining the legibility of the original dwelling in terms of design and setting;
4.  The proposal will not result in unacceptable adverse impacts on the amenities of neighbouring residential properties, including on privacy, overbearing impact, overshadowing or loss of light; and
5.  The proposal will not result in adverse impact to the appearance of the street scene and character of the area.

Residential annexes

Residential annexes will be supported where the need for additional space cannot be met within an existing dwelling or buildings suitable for conversion on the site in the first instance, provided the proposal meets all of the following criteria:

1.  The proposal is physically attached or closely related to the main dwelling so that it cannot be subdivided from the main dwelling;
2.  The proposal retains some form of demonstrable dependence on the main dwelling, such as shared access (including both vehicular access and doorways) and communal amenity spaces (the use of annexes as a separate dwelling will not be permitted and the desire for annexed occupants to be independent from existing residents will not be considered as adequate justification to allow self-contained dwellings in annexes);
3.  The proposal respects and enhances both the character of the original dwelling and the context of the surrounding area through high quality design; and
4.  The proposal does not result in the loss of amenity to neighbouring properties.

Flat conversions

Proposals for the conversion and sub-division of existing residential premises into flats and other self-contained residential units will be considered having regard to the intensity of the use proposed and the sustainability of the location in respect of the proximity of the site to key services and public transport provision.

In addition, proposals for the conversion and sub-division of existing residential premises and, conversions of non-residential buildings where planning permission is required, will only be supported if they meet all the following criteria:

1.  The proposal does not result in detrimental effects to the appearance of the building by reason of unsympathetic additions or alterations, either in isolation or due to cumulative impact;
2.  Opportunities are taken for improving the character and quality of an area and the way it functions;
3.  Appropriate provision is made for parking, private amenity space, cycle storage and refuse storage facilities, in a visually acceptable manner;
4.  The internal layout minimises possible noise disturbance and/or overlooking to the immediate neighbours; and
5.  Overall, the proposal will not result in an unsatisfactory living environment for prospective occupiers.

Replacement dwellings in the countryside

Replacement dwellings in the countryside within existing curtilages will be supported, provided the proposal meets the following criteria:

1.  It is on a one-for-one basis and the property to be demolished is a permanent lawful dwelling;
2.  It is of a high quality design that is appropriate to the rural area in scale and character and preserves or enhances access, siting and dwelling orientation;
3.  It is of a scale appropriate to the size of the existing plot;
4.  It provides high quality landscaping, where necessary, to integrate the new dwelling into the wider rural context with no greater adverse impacts than the existing dwelling;
5.  There is a presumption against the demolition of properties considered to be heritage assets and/or properties which positively contribute to the character of a rural conservation area. Note: there is a presumption in favour of retaining properties considered to be heritage assets and/or properties which positively contribute to the character of a rural conservation area; and
6.  The flood risk sequential test will have to be applied.

Policy PC6: Design and Amenity Comment

All development, including new build, extensions and alterations, must be designed to a high standard, positively respond to its context, achieve good standards of amenity, and demonstrate social, economic and environmental sustainability. Development proposals should reflect the local distinctiveness of Colchester and the immediate locality, contribute to placemaking, and support the transition to a low-carbon, inclusive and climate resilient future. Great weight will be given to outstanding or innovative designs which help raise the standard of design more generally in the area. Poor design will be refused including that which fails to take the opportunity for good design or improving the local area.

The Council will use and/or promote a range of planning processes and tools to help achieve high quality design, including design codes. Ultimately, development proposals must demonstrate that they, and any ancillary activities associated with them, will:

1.  Respect and, wherever possible, enhance the character of the site, its context and surroundings in terms of its layout, architectural approach, height, scale, form, massing, density, proportions, materials, townscape and/or landscape qualities, and detailed design features. Wherever possible development should positively enhance and integrate the existing built environment and other, heritage, biodiversity, arboricultural and landscape assets, including trees, hedgerows and watercourses, removing problems or barriers as part of the overall development process;
2.  Promote visually attractive, functional, coherent and distinctive environments to establish a strong sense of place for living, working and visiting, supported by high quality architecture and landscaping;
3.  Promote and sustain an appropriate mix and density of uses which are well located and integrated, optimise the efficient use of land (including sharing of land), contribute to inclusive communities, and support retail centres and active and sustainable transport networks;
4.  Provide attractive, well connected and legible streets and public spaces, which prioritise walking, cycling, public transport and community vitality, whilst adequately integrating safe vehicle access and encouraging vibrant community activity;
5.  Safeguard public and residential amenity, particularly with regard to privacy, overlooking, security, noise and disturbance, pollution (including light and odour pollution), and access to daylight and sunlight;
6.  Create a safe, resilient and secure environment, which supports community cohesion, resilience and pride of place, whilst reducing vulnerability to neglect or crime;
7.  Provide functional, robust and adaptable designs, which contribute to the long-term quality of the area and, as appropriate, can facilitate alternative activities, alterations and can accommodate evolving community needs and possible future development;
8.  Minimise carbon emissions and energy use through sustainable design solutions such as orientation, massing, natural ventilation and tree planting. Incorporate sustainable drainage systems and biodiversity enhancements to contribute to climate resilience;
9.  Incorporate an accessible refuse and recycling storage area, external drying areas and any necessary infrastructure and services including utilities, recycling and waste facilities to meet current collection requirements, highways and parking. This should be sensitively integrated to promote successful placemaking;
10.  Demonstrate an appreciation of the views of those directly affected and explain the design response adopted. Proposals that can demonstrate this inclusive approach will be looked on more favourably;
11.  Integrate principles of Active Design to encourage physical activity through layout, design and access to open spaces by providing facilities for walking, cycling and outdoor recreation;
12.  Incorporate a network of green infrastructure, open space and landscape as part of the design of the development to reflect the importance of these networks to biodiversity, climate change mitigation, healthy living and creating beautiful places. For the purpose of this policy, ancillary activities associated with development will be considered to include vehicle movement;
13.  Consider flood risk at an early stage when deciding the layout and design of a site and take opportunities to make space for water;
14.  Where vehicular access is necessary, it shall be provided in a safe manner;
15.  Acceptable levels of daylight to all habitable rooms and no single aspect north-facing homes;
16.  Acceptable levels of privacy for rear-facing habitable rooms and sitting-out areas;
17.  All new build will be expected to comply with internal space standards demonstrated to be in accordance with the National Described Space Standards (DCLG, 2015) or any future replacement of this;
18.  All new applications for accommodation, with a top storey above 11m (about 4 storeys) in height, are required in accordance with Building Regulations to provide sprinkler systems. Consideration should also be given to the inclusion of sprinklers in houses in multiple occupation (HMOs), care homes and sheltered accommodation.

Development proposals must demonstrate that they, and any ancillary activities associated with them will be in accordance with submitted Masterplans and Design Codes for strategic-scale developments, ensuring coordinated, high quality design outcomes. The Council may also implement Design Briefs and Design Codes for smaller developments.

Policy PC7: Residential Schemes on Greenfield Sites Comment

Major residential developments on greenfield sites must comply with the following requirements:

1.  The primary public open space should be located centrally within the site in order to optimise access for future residents. This space should not be dominated by adjacent parking provision.
2.  Include informal areas of incidental public open space within the built up areas of the site, in addition to areas of more strategic or larger public open spaces. These areas should include both multifunctional green and blue infrastructure, which should consist of a network of integrated features.
3.  Areas of public open space should be fronted by units in order to ensure good levels of activity and natural surveillance. Similarly, units should front boundaries with existing adjacent roads and countryside edges to avoid domination of the streetscape and wider landscape views by rear boundary treatments. The layout should also avoid these sensitive edges being dominated by parking and vehicular movements.
4.  Built form should establish a site wide positive and coherent identity. This identity should respond to the sites context and reinforce or enhance the local vernacular. This can be achieved through a historic/traditional approach or through the adoption of a contemporary design solution; both options are valid, but whichever approach is adopted, the detailing must be of a high quality.
5.  The layout of the development and positioning of elements of landscape and built environment should create a series of distinct spaces and take the opportunity to create character areas within the development. Character areas can be established through the hierarchy of streets, the grain of the development, the spatial enclosure of the street, the definition between the public and private domain as well as through landscaping, materials, and the design of the buildings. Distinct and legible character areas within the site should contribute to an overall distinct sense of place for the wider site.
6.  A variety of vehicular parking treatments should be adopted across the site. Vehicular parking must be well-designed, landscaped and sensitively integrated into the built form so that it does not dominate the development or the street scene. Car parking areas should incorporate green infrastructure, including trees, to soften the visual impact of cars, help improve air quality and contribute to biodiversity enhancement. Car parking areas must be secure and overlooked.
7.  A clear and legible street hierarchy should be established and reinforced utilising materiality, landscaping and spatial treatments.
8.  Sites should support modal shift, incorporating prioritised routes and enhanced connectivity, both within and beyond the site for active travel modes, including through filtered permeability for vehicular movements.
9.  Back to back distances should comply with adopted guidance to ensure appropriate levels of amenity for existing and future occupants. Where reduced provision is proposed this should be weighed against subsequent placemaking enhancements within the wider scheme.
10.  Focal/nodal buildings should be included to enhance legibility and wayfinding within the site.
11.  Brick walls should be used to enclose boundaries that address public/semi-public realm, including parking courts.
12.  Design features should be applied consistently across all elevations of built environment, variations in materiality, fenestration of detailing should respond to the composition of the architecture.
13.  Meter housing and service intakes, and rainwater goods, should be located out of public view or should be purposefully designed into the treatment of the building's façade, so as to not cause detriment to the standard of design achieved.

Policy PC8: Private Amenity Space Comment

All residential proposals must provide easy access to private amenity space and in the case of flats and maisonettes, private communal amenity space. The area of amenity space should be informed by the needs of residents and the accessibility of the location. Private amenity space must be designed to a high standard to optimise its use and meet the recreational needs and promote health and wellbeing of residents. The siting, orientation, size and layout must create a secure and usable space that functions well, which has an inviting appearance for residents and is appropriate to the surrounding context. Environmental factors that may affect its usability such as sunlight and shade, noise, pollution and drainage must be considered. All private amenity spaces must be designed to avoid significant overlooking.

The following standards shall apply:

For houses:

1.  One or two bedroom houses – a minimum of 50m²
2.  Three bedroom houses – a minimum of 60m²
3.  Four bedroom houses – a minimum of 100m²

For flats and maisonettes:

4.  A minimum of 25m² per flat provided communally (where balconies are provided the space provided may be taken off the communal requirement).

A larger amount of private amenity space may be required for small infill (including backland) schemes to reflect the character of the surrounding area. Proposals for infill development will not be permitted if they unacceptably reduce the level of existing private amenity space provision for existing dwellings.

For proposals in highly accessible and sustainable locations such as the city centre, where higher densities may be appropriate, reduced private amenity space for houses may be acceptable but a minimum of 25m² of useable private amenity space should be provided for every dwelling, either as gardens, balconies or roof gardens/terraces.

Communal private amenity space should have regard to the design criteria for private communal space included in the Essex Design Guide.