Colchester City Council Preferred Options Local Plan Regulation 18 Consultation 2025

Policy CC1 City Centre Comment

The City Centre is defined by the boundary shown on the policies map and is the principal focus for retail, food and drink, cultural, leisure, community and other business uses in Colchester. As such the City Centre is at the top of the Centre Hierarchy as indicated in Policy E4. Development proposals within the City Centre will be supported where they make a positive contribution to levels of footfall, activity and vibrancy and support the City Centres role and function as the cultural epicentre of Colchester. Accordingly, proposals should be mindful to ensure high levels of equality and accessibility in contributing toward a provision that serves the wider population of Colchester in its entirety. All proposals must have regard to the City Centre Masterplan.

Within the City Centre, proposed uses should contribute toward creating a diverse mix of uses that support the vitality and viability of the centre. Proposed uses must provide active street frontages and ground floor uses should primarily fall within Use Class E (as defined by the Use Classes Order).

Proposals which complement the role and function of the City Centre will also be supported, where the proposed use would increase footfall and encourage visitors to enjoy the City Centre for longer by facilitating multiple user events/activities within the centre per visit. These include, (but are not limited to): residential, leisure and cultural uses, creche, day nursery, medical and health services, sport and recreation provision, open space, and offices, as well as retail and food and drink uses. Proposals that retain and enhance existing or deliver new elements of green infrastructure that provide benefits in terms of active travel, climate change resilience and/or habitat connectivity will be supported.

Within the Primary Shopping Area, the majority of street frontage should be dedicated to active retail frontages. Non-retail uses will be supported within the Primary Shopping Area where the proposed use will provide a service directly compatible with the function of the Primary Shopping Area and help to secure its long-term vitality and viability. Non-retail uses will not be supported where an over-concentration of said uses would detract from the established retail character in the locality, and such impacts should be considered accumulatively.

The role and benefit of upper floors to premises in the City Centre in providing residential uses is recognised, as is the role that residential development can play in the vitality of centres. As a result, in addition to the identified residential redevelopment sites allocated within the City Centre, proposals for residential development within the City Centre will be supported where they complement the mix of uses in the locality. Higher densities should be promoted and will be supported within the City Centre, where it can be demonstrated that any adverse impacts satisfactorily mitigated and can be outweighed by substantive public benefits. Residential uses should primarily be accommodated on upper floors and will not be supported on ground floor street frontages within the Primary Shopping Area.

Development proposals within the City Centre will be required to deliver the highest standard of design and placemaking, given the cultural significance of the City Centre and the emphasis this places on its streetscapes and public spaces. Proposals should secure improved streetscapes via minimising street clutter; use of high-quality materials; well-designed street furniture; public art and interpretation; retention of important spaces and key views; enhancement of street frontages; and use of sympathetic shopfronts and signage (in accordance with adopted guidance). Development proposals will need to not only protect and enhance the character of the conservation area, listed buildings, heritage assets and their setting including where appropriate the Scheduled Ancient Monument (Town Walls), but also must protect the City Centre's cultural significance, along with the distinct positive elements of its skyline.

In the longer term, as the catchment area population increases and new development proposals emerge, there may be additional demand for commercial leisure facilities, in which case any such provision should be directed to the 'town centres first' in accordance with the sequential approach to strengthen their diversity of uses and overall vitality.

Policy PP1: Britannia Car Park, Colchester Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 100 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Proposals must have regard to the Britannia Yard Design Framework in the Colchester City Centre Masterplan SPD;
3.  Safe and suitable site access to required highway design standards and agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity and safety;
4.  Green infrastructure to support active travel and habitat connectivity in the urban area;
5.  Development will need to protect and enhance the setting of the Scheduled Ancient Monument. It must conserve, and where appropriate, enhance the City Centre Conservation Area and the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes two conservation areas, 6 grade II listed buildings and a number of schedules monuments including St Botolphs Priory as informed by the stage 1 HIA;
6.  Contributions towards flood risk solutions, in accordance with Policy EN8 and the Colchester Surface Water Management Plan recommendations for Critical Drainage Area COL 03 (Abbey Gate);
7.  Development must discharge attenuated surface water to a receiving waterbody and not to the combined sewer network, unless it can be demonstrated that there is no other option;
8.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
9.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
   1. Removal of unrequired network flows;
   2. Targeted education to include new residents of the development;
   3. Reduction in the demand for potable water.

Policy PP2: Vineyard Gate, Colchester Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 100 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Proposals must have regard to the Vineyard Gate Design Framework in the Colchester City Centre Masterplan SPD;
3.  Safe and suitable site access to the required highway design standards and vehicle access to be off Osborne Street and Stanwell Street to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity and safety;
4.  Provide pedestrian connections directly to / from Lion Walk;
5.  Green infrastructure to support habitat connectivity in the urban area;
6.  Development will need to protect and enhance the setting of the Scheduled Ancient Monument (Town Walls). It must conserve, and where appropriate, enhance the town centre conservation area and the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes five scheduled Monuments and 98 listed buildings as informed by the stage 1 HIA;
7.  Contributions towards flood risk solutions, in accordance with Policy EN8 and the Colchester Surface Water Management Plan Recommendations for Critical Drainage Area CDA 03;
8.  Development must discharge attenuated surface water to a receiving waterbody and not to the combined sewer network, unless it can be demonstrated that there is no other option;
9.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
10.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water.

Policy PP3: St Runwalds Street Car Park, Colchester Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 40 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Proposals must have regard to the Colchester City Centre Masterplan SPD;
3.  Safe and suitable site access to required highway design standards and point of vehicle access to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity and safety;
4.  Green infrastructure to support habitat connectivity in the urban area;
5.  Development must conserve, and where appropriate, enhance the town centre conservation area and the significance of heritage assets (including any contribution made by their settings). The site sits within the Town Wall (Scheduled monument) with a huge number of Designated heritage assets surrounding the site as informed by the Stage 1 HIA.
6.  Development must discharge attenuated surface water to a receiving waterbody and not to the combined sewer network, unless it can be demonstrated that there is no other option.
7.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
8.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
   1. Removal of unrequired network flows;
   2. Targeted education to include new residents of the development;
   3. Reduction in the demand for potable water.

Policy PP4: Braiswick, Colchester Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 30 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards and point of vehicle access to be via the adjoining site with planning permission (part of the former overall allocation) to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity and safety;
3.  Provide a safe pedestrian connection to existing footway including via the adjoining site with planning permission (part of the former overall allocation);
4.  Include links for active travel connecting with Bakers Lane;
5.  Onsite biodiversity mitigation and BNG measures should focus on retaining and enhancing the condition of existing grassland and scrub;
6.  Development will need to protect and enhance the significance of heritage assets (including any contribution made by their settings). There are no Designated heritage assets within or close to the allocated site as informed by the stage 1 HIA.
7.  Development must discharge attenuated surface water to a receiving waterbody and not to the combined sewer network, unless it can be demonstrated that there is no other option.
8.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
9.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
   1. Removal of unrequired network flows;
   2. Targeted education to include new residents of the development;
   3. Reduction in the demand for potable water.

All development Proposals within Myland and Braiswick Neighbourhood Plan Area will also be determined against the policies in the Myland and Braiswick Neighbourhood Plan Review where relevant (adopted October 2023) where they are up to date and relevant.

Policy PP5: Land at Chesterwell, Colchester Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 50 new dwellings of a mix and type of housing to meet evidenced needs and which is compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards and point of vehicle access to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity;
3.  Onsite BNG measures should be based around watercourse gain requirements. The previous line of the watercourse onsite could be restored. Consideration should be given to creating higher distinctiveness grassland in the north of the site.
4.  For the retention of mature trees and hedgerows within the site;
5.  Improved walking and cycle routes to surrounding development and the railway station, utilising and connecting to the Public Right of Way network where possible;
6.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes two Grade II listed buildings as informed by the stage 1 HIA.
7.  Development must discharge attenuated surface water to a receiving waterbody and not to the combined sewer network, unless it can be demonstrated that there is no other option.
8.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
9.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
   1. Removal of unrequired network flows;
   2. Targeted education to include new residents of the development;
   3. Reduction in the demand for potable water.

All development Proposals within Myland and Braiswick Neighborhood Plan Area will also be determined against the policies in the Myland and Braiswick Neighbourhood Plan Review where relevant (adopted October 2023) where they are up to date and relevant.

Policy PP6: Land at Colchester North Station Mixed Used Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 250 new dwellings as part of a mixed-use scheme incorporating a mix and type of housing to meet evidenced needs which is compatible with surrounding development;
2.  Commercial floorspace to serve commuters and the surrounding community;
3.  Safe and suitable site access to required highway design standards and point of vehicle access to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity;
4.  Priority route for active travel through the site from east to west linking with existing active travel routes;
5.  Priority interchange facilities and shared mobility hub to support active travel modes;
6.  Enhancements to the station as a transport hub and the associated sense of arrival and enhanced public realm including considering the context and relationship of the built form to the wider landscape through townscape analysis;
7.  Consolidated parking provision for the station with any reduction in parking capacity to be supported by evidence;
8.  Servicing needs to avoid conflicts between pedestrian and car borne station users;
9.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets in close proximity the allocated site includes a Conservation Area, one Grade II Listed Building and one Scheduled Monument as informed by the Stage 1 HIA;
10.  Solutions to address the risk of surface water and groundwater flooding across the entire site;
11.  Development must discharge attenuated surface water to a receiving waterbody and not to the combined sewer network, unless it can be demonstrated that there is no other option. Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
12.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water.
13.  Any site specific infrastructure requirements from the IDP (likely to include education provision, highway mitigation, water and wastewater and specific community / open space provision).

All development Proposals within Myland and Braiswick Neighbourhood Plan Area will also be determined against the policies in the Myland and Braiswick Neighbourhood Plan Review where relevant (adopted October 2023) where they are up to date and relevant.

Policy PP7: Land off Bakers Lane, Colchester Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 100 new dwellings of a mix and type of housing to meet evidenced needs which is compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards and point of vehicular access to be agreed with the Highway Authority;
3.  Provide a safe pedestrian connection to an existing footway within close proximity to the site and ensure connectivity with existing Public Rights of Way;
4.  Onsite biodiversity mitigation and BNG measures should focus on retaining and enhancing the condition of existing grassland and scrub. Habitat creation measures should be maximised with regard to the adjacent strategic biodiversity area as defined on the policies map;
5.  Mature trees and hedgerows should be retained. Retain and create buffers around Co94 Lexden Dyke LoWS and Priority habitat. Onsite BNG measures should focus on buffering and expanding the LoWS and woodland habitat with new planting including structured edge habitat;
6.  Incorporate appropriate screening for the protection of landscape character;
7.  Support will be given to delivering standing freshwater habitat or grassland habitats to support the delivery of the strategic creation opportunities in the Essex LNRS;
8.  Development will need to protect and enhance the setting of the Scheduled Ancient Monument. It must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). The site sits partially within a Scheduled Monument and significant buffer will be required. Other Designated heritage assets close to the allocated site includes two listed buildings as informed by the stage 1 HIA;
9.  Development must discharge attenuated surface water to a receiving waterbody and not to the combined sewer network, unless it can be demonstrated that there is no other option;
10.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
11.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water.
12.  Any site specific infrastructure requirements from the IDP (likely to include education provision, highway mitigation, water and wastewater and specific community / open space provision).

All development Proposals within Myland and Braiswick Neighbourhood Plan Area will also be determined against the policies in the Myland and Braiswick Neighbourhood Plan Review where relevant (adopted October 2023) where they are up to date and relevant.

Policy OA4 Northern Gateway Comment Northern Gateway Opportunity Area (1) Northern Gateway Mixed Use Site (2) Employment (3)

The area shown on the policies map comprising the former Rugby club and surrounding land will be safeguarded for the purposes identified below:

1.  Provision of approximately 650 new dwellings of a mix and type of housing to meet evidenced needs which is compatible with surrounding development;
2.  Provision for employment on land north of Axial Way as shown on the policies map allocated for employment, primarily for office use within E class;
3.  Open space provision as identified on the policies map;
4.  Provision for a range of other uses including but not limited to, housing for care, commercial, health care provision, energy infrastructure, employment generating uses and recreation / community provision;
5.  Provision for a new local centre to serve the new and existing local community, this may include provision of retail, commercial and community facilities at an appropriate scale, relevant to the role and function of a local centre and the communities it is intended to serve. Any retail / leisure uses within the local centre will be subject to the requirements of Policy E4 in respect of the sequential test and for proposals above 350sqm gross floorspace a retail impact assessment will also be required;
6.  Provision of a safe and suitable site access to required highway design standards via Axial Way to be agreed with the Highway Authority;
7.  Proposals within the area defined on the policies map as OA4 will also need to maximise opportunities for enhanced connectivity through green infrastructure and sustainable travel links. In particular opportunities to maximise the potential of the Rapid Transit System, the Park and Ride facility and other local links, including the Colchester Orbital;
8.  Development must discharge attenuated surface water to a receiving waterbody and not to the combined sewer network, unless it can be demonstrated that there is no other option;
9.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
10.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water.
11.  Any site specific infrastructure requirements from the IDP (likely to include education provision, highway mitigation, water and wastewater and specific community / open space provision).
12.  Development will need to protect and enhance the setting of the Scheduled Ancient Monument.

Land North of Axial Way, as shown on the policies map, is allocated for employment uses in accordance with Policy E1. The land will be safeguarded for employment uses, primarily for office use within E class.

Liaise with ECC as the Minerals and Waste Planning Authority on waste matters.

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other policies, proposals for employment uses will be supported on land within the area identified on the policies map which accord with Policy E1 and provide:

1.  Active travel links that maximise opportunities for enhanced connectivity to the surrounding area and opportunities to maximise the potential of the Rapid Transit System, the Park and Ride facility and other sustainable transport links;
2.  Safe and suitable site access to required highway design standards and point of vehicle access to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity.

All development Proposals within Myland and Braiswick Neighbourhood Plan Area will also be determined against the policies in the Myland and Braiswick Neighbourhood Plan Review where relevant (adopted October 2023) where they are up to date and relevant.

Policy PEP1 Colchester Business Park Comment

Land north of The Crescent, as shown on the policies map, is allocated for employment uses in accordance with Policy E1. In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other policies, proposals for employment uses will be supported on land within the area identified on the policies map which accord with Policy E1 and provides:

1.  Active travel links that maximise opportunities for enhanced connectivity to the surrounding area and opportunities to maximise the use of sustainable transport;
2.  Safe and suitable site access to required highway design standards and point of vehicle access to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity;
3.  Development will need to protect and enhance the setting of the Scheduled Ancient Monument;
4.  Development must discharge attenuated surface water to a receiving waterbody and not to the combined sewer network, unless it can be demonstrated that there is no other option;
5.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
6.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
   1. Removal of unrequired network flows;
   2. Targeted education to include new residents of the development;
   3. Reduction in the demand for potable water.
7.  Liaise with ECC as the Minerals and Waste Planning Authority on waste matters.

All development Proposals within Myland and Braiswick Neighbourhood Plan Area will also be determined against the policies in the Myland and Braiswick Neighbourhood Plan Review where relevant (adopted October 2023) where they are up to date and relevant.

Policy PP8: Land at Lakelands Crescent, Colchester Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 5 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards to be off Magpie Close, and agreed with the Highway Authority;
3.  Evidence that development adequately safeguards Stanway Pit Local Wildlife Site;
4.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes one Grade II listed building informed by the stage 1 HIA.
5.  Development must discharge attenuated surface water to a receiving waterbody and not to the combined sewer network, unless it can be demonstrated that there is no other option.
6.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
7.  A range of measures in addition to prioritising SuDS (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
   1. Removal of unrequired network flows;
   2. Targeted education to include new residents of the development;
   3. Reduction in the demand for potable water.

Policy PEP3 Land South of Tollgate West Comment

Land south of Tollgate West, as shown on the policies map, is safeguarded for employment uses in accordance with Policy E1.

Policy PEP4 Maldon Road Comment

Land West of the Colchester Recycling Centre, as shown on the policies map, is allocated for employment uses in accordance with Policy E1. In addition to the infrastructure and mitigation requirements identified in Policy ST7 and subject to compliance with all other policies, proposals for employment uses and where appropriate opportunities for intensification of employment uses, will be supported on land within the area identified on the policies map which accord with Policy E1 and provides:

1.  Active travel links that maximise opportunities for enhanced connectivity to the surrounding area and opportunities to maximise the use of sustainable transport;
2.  Safe and suitable site access to required highway design standards and point of vehicle access to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity;
3.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their setting). Designated heritage assets close to the allocated site includes two Scheduled Monuments and three Grade II Listed buildings, as informed by the Stage 1 HIA;
4.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
5.  A range of measures in addition to prioritising SuDS (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
   1. Removal of unrequired network flows;
   2. Targeted education to include new residents of the development;
   3. Reduction in the demand for potable water.
6.  Liaise with ECC as the Minerals and Waste Planning Authority on waste matters given proximity to Shrub End Recycling Centre for Household Waste.

Policy PP9: North-East Colchester Comment North East Colchester (1) Enhanced Open Space Provision (2)

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  A predominantly residential development including community infrastructure, strategic open space and approximately 2,000 new dwellings of a mix and type of housing to meet evidenced needs which is compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access is to be agreed with the Highway Authority and it will need to be demonstrated that the proposal would not be detrimental to highway capacity and safety;
3.  Provision of active and sustainable travel and passenger transport;
4.  Provision of a new local centre to serve the new and existing local community, this may include provision of retail, commercial and community facilities at an appropriate scale, relevant to the role and function of a local centre and the communities it is intended to serve.
5.  'Enhanced Open Space' as shown on the Policies Map substantively in excess of 10% of the allocation area must be provided as open space. This should include at least one area of strategic open space and multiple areas of less formal and more incidental open space.
6.  As a strategic site, there is potential for a range of habitat creation measures which should be maximised with regard to the Salary Brook strategic biodiversity area as defined on the policies map. Onsite BNG measures should focus on woodland creation to expand and buffer the SSSI, enhanced connectivity through creation of a green corridor between designated sites, buffers to Welsh Wood and Wall's Wood LoWS, gain in watercourse units, and delivery of a range of habitat creation measures including acid grassland;
7.  Biodiversity mitigation measures must include a buffer to Bullock Wood SSSI, the size of the buffer must be informed by a survey. The watercourse within the site must be protected and buffered. Opportunities should be taken to secure improved management to the SSSI to include protection from recreational disturbance, and connections between the SSSI and Welsh Wood and Wall's Wood LoWS;
8.  Protection of water quality within Salary Brook water course and the conservation and enhancement of its biodiversity value;
9.  Adequate protection of the Ancient Woodland and retention of mature trees and hedgerows within the site;
10.  Tree screening, muted colours and non-reflective surfaces at the edge of the site to help provide mitigation and integration within the landscape;
11.  An active travel plan to be agreed with the Council which ensures site wide active travel connectivity including links beyond the site;
12.  Connectivity with existing Public Rights of Way including connection and enhancement to the Colchester Orbital and connections between the areas of woodland within and adjacent to the site;
13.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes four Grade II Listed Buildings as per the stage 1 HIA;
14.  Liaise with ECC as the Minerals and Waste Planning Authority on mineral and waste matters. A Minerals Resource Assessment as part of any planning application. Should the viability of extraction be proven, the mineral shall we worked in accordance with the scheme/masterplan as part of the phased delivery of non-mineral development;
15.  Development must discharge attenuated surface water to a receiving waterbody and not to the combined sewer network, unless it can be demonstrated that there is no other option;
16.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
17.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water.
18.  Any site specific infrastructure requirements from the IDP (to include education provision (2.1ha site for Primary school and Early Years), highway mitigation, water and wastewater and specific community / open space provision);
19.  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.

Proposals for the allocated site will only be supported where they accord with a comprehensive masterplan in relation to the entire allocation, that has been agreed with the Council prior to submission of any planning application. The masterplan must be of sufficient detail to ensure optimal placemaking and housing delivery outcomes for the allocation and should be informed by an appropriate evidence base. The masterplan should be developed in collaboration with the Council, and relevant infrastructure providers, it should incorporate engagement with the local community and be informed by use of design review. Where appropriate and necessary, the masterplan shall be supported by parameter plans, design codes and/or guidance.

Policy PP10: Land South of Berechurch Hall Road, Colchester Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 875 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards via the adjoining development to be agreed with the Highway Authority. It will need to be demonstrated that the proposal would not be detrimental to highway capacity and safety;
3.  Provision of a new local centre to serve the new and existing local community, this may include provision of retail, commercial and community facilities at an appropriate scale, relevant to the role and function of a local centre and the communities it is intended to serve. The location of the centre should be informed by masterplanning and should recognise the need for a community centre in Berechurch;
4.  The development shall incorporate off road walking and cycling routes to enable connections to Gosbecks and Friday Woods and the existing Public Rights of Way network;
5.  Onsite BNG measures should focus on improving east to west connectivity between Gosbecks to the west and Friday Woods to the east, which are strategic priority areas for biodiversity, and have regard to the adjacent strategic biodiversity area as defined on the policies map;
6.  Measures to mitigate the impacts of recreational disturbance to the Roman River Valley SSSI;
7.  Enhancement of the quality and value of Camulodunum Way open space;
8.  Protection of existing tree belts and hedgerows to ensure that development is sensitively integrated into the landscape;
9.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes a Scheduled Monument as informed by the Stage 1 HIA;
10.  Liaise with ECC as the Minerals and Waste Planning Authority on mineral and waste matters. A Minerals Resource Assessment as part of any planning application. Should the viability of extraction be proven, the mineral shall we worked in accordance with the scheme/masterplan as part of the phased delivery of non-mineral development;
11.  Development must discharge attenuated surface water to a receiving waterbody and not to the combined sewer network, unless it can be demonstrated that there is no other option;
12.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
13.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water.
14.  Any site specific infrastructure requirements from the IDP (likely to include education provision, highway mitigation, water and wastewater and specific community / open space provision);
15.  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.

Proposals for the allocated site will only be supported where they accord with a comprehensive masterplan in relation to the entire allocation, that has been agreed with the Council prior to submission of any planning application. The masterplan must be of sufficient detail to ensure optimal placemaking and housing delivery outcomes for the allocation and should be informed by an appropriate evidence base. The masterplan should be developed in collaboration with the Council, and relevant infrastructure providers and through engagement with the local community and be informed by use of design review. Where appropriate and necessary the masterplan shall be supported by, parameter plans, design codes and/or guidance.

Policy PP11: Europit Site, Colchester Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 40 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards and point of vehicle access to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity;
3.  Active travel links that maximise opportunities for enhanced connectivity to the surrounding area including the City Centre and Colchester Town Station and opportunities to maximise the use of sustainable transport;
4.  Development at densities appropriate to an urban area;
5.  A compatible mix of uses having regard to neighbouring amenity;
6.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site include two conservation areas, five listed buildings and three scheduled monuments as per the Stage 1 HIA;
7.  Contributions towards flood risk solutions, in accordance with Policy EN8 and the Colchester Surface Water Management Plan Recommendations for Critical Drainage Area CDA 03 - Abbey Gate;
8.  Development must discharge attenuated surface water to a receiving waterbody and not to the combined sewer network, unless it can be demonstrated that there is no other option;
9.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
10.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water.

Policy PP12: Land at Robertson Van Hire Site, Colchester Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 6 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards and point of vehicle access to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity;
3.  Active travel links that maximise opportunities for enhanced connectivity to the surrounding area including the City Centre and railway stations and opportunities to maximise the use of sustainable transport;
4.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes two Conservation Areas, six Grade II listed buildings and a scheduled monument informed by the Stage 1 HIA;
5.  Contributions towards flood risk solutions, in accordance with Policy EN8 and the Colchester Surface Water Management Plan Recommendations for Critical Drainage Area CDA 03 - Abbey Gate.
6.  Development must discharge attenuated surface water to a receiving waterbody and not to the combined sewer network, unless it can be demonstrated that there is no other option;
7.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
8.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
   1. Removal of unrequired network flows;
   2. Targeted education to include new residents of the development;
   3. Reduction in the demand for potable water.

Policy PP13: 146 Magdalen Street Site, Colchester Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 15 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards and agreed with the Highway Authority. It will need to be demonstrated that the proposal would not be detrimental to highway capacity or safety;
3.  Active travel links that maximise opportunities for enhanced connectivity to the surrounding area including the city centre and railway stations and opportunities to maximise the use of sustainable transport;
4.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes a Conservation Area and four Grade II listed buildings as informed by the stage 1 HIA;
5.  Contributions towards flood risk solutions, in accordance with Policy EN8 and the Colchester Surface Water Management Plan Recommendations for Critical Drainage Area CDA 03 - Abbey Gate;
6.  Development must discharge attenuated surface water to a receiving waterbody and not to the combined sewer network, unless it can be demonstrated that there is no other option;
7.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
8.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
   1. Removal of unrequired network flows;
   2. Targeted education to include new residents of the development;
   3. Reduction in the demand for potable water.

Policy PP14: Gas Works and Hythe Scrap Yard Site, Colchester Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 200 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards and agreed with the Highway Authority. It will need to be demonstrated that the proposal would not be detrimental to highway capacity or safety;
3.  Active travel links that maximise opportunities for enhanced connectivity to the surrounding area including the city centre and railway stations and opportunities to maximise the use of sustainable transport;
4.  Development at densities appropriate to an urban area;
5.  A compatible mix of uses having regard to neighbouring amenity;
6.  Retention of wooded areas within the site;
7.  The developments should connect to PROW Colchester 144 and contributions may be sought to upgrade existing walking and cycling routes in the area;
8.  Contributions towards enhancement of the quality and value of Old Heath Recreation Ground;
9.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes one Grade II Listed Building and is in the landscape setting of Hythe Conservation Area as informed by the HIA;
10.  Residential development must not be located in the areas of the site that fall within flood zones 2 and 3;
11.  Contributions towards flood risk solutions, in accordance with Policy EN8 and the Colchester Surface Water Management Plan Recommendations for Critical Drainage Areas CDA 013 Hythe Quay and CDA 02 The Hythe;
12.  Development must discharge attenuated surface water to a receiving waterbody and not to the combined sewer network, unless it can be demonstrated that there is no other option;
13.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
14.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water.
15.  Any site specific infrastructure requirements from the IDP (likely to include education provision, highway mitigation, water and wastewater and specific community / open space provision).

Policy PP15: Hawkins Road, Colchester Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 50 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards and agreed with the Highway Authority. It will need to be demonstrated that the proposal would not be detrimental to highway capacity or safety;
3.  Active travel links that maximise opportunities for enhanced connectivity to the surrounding area including the City Centre and railway stations and opportunities to maximise the use of sustainable transport;
4.  Development at densities appropriate to an urban area;
5.  A compatible mix of uses having regard to neighbouring amenity;
6.  Development must contribute to the restoration of the riverside footpath to deliver sufficient public realm enhancements appropriate to the local context, maximising the potential of the riverside location and improving the environment, through biodiversity improvements and the protection of water quality, increasing connectivity and providing convenient public access for pedestrians and cyclists;
7.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes ten Grade II Listed Buildings and is adjacent to a Conservation Area as per the HIA;
8.  No residential development at ground floor level within flood zone 3;
9.  Contributions towards flood risk solutions, in accordance with Policy EN8 and the Colchester Surface Water Management Plan Recommendations for Critical Drainage Area CDA 08 - Parsons Heath.
10.  Development must discharge attenuated surface water to a receiving waterbody and not to the combined sewer network, unless it can be demonstrated that there is no other option.
11.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
12.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water.

Policy PP16: Coal Yard Site, Colchester Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 50 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards and agreed with the Highway Authority. It will need to be demonstrated that the proposal would not be detrimental to highway capacity or safety and that a safe and suitable site access could be provided off Hythe Station Road;
3.  Active travel links that maximise opportunities for enhanced connectivity to the surrounding area including the City Centre and railway stations and opportunities to maximise the use of sustainable transport;
4.  Development at densities appropriate to an urban area;
5.  A compatible mix of uses having regard to neighbouring amenity;
6.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes multiple Grade II Listed Buildings within a Conservation Area, with the site adjacent to the Conservation Area as per the Stage 1 HIA;
7.  Residential development must not be located in the areas of the site that fall within flood zones 2 and 3;
8.  Contributions towards flood risk solutions, in accordance with Policy EN8 and the Colchester Surface Water Management Plan Recommendations for Critical Drainage Area 08 Parsons Heath;
9.  Development must discharge attenuated surface water to a receiving waterbody and not to the combined sewer network, unless it can be demonstrated that there is no other option;
10.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
11.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water.

Policy OA1: King Edward Quay Opportunity Area Comment

Development will be encouraged and supported on land identified on the policies map for approximately 200 homes, where it contributes to achieving the following objectives:

1.  Comprehensive approach to regeneration to respond to constraints such as flood risk and land contamination;
2.  Development at densities appropriate to an urban area;
3.  Provide for a compatible mix of uses having regard to neighbouring amenity;
4.  Softening of the environment around the electricity substation to minimise its intrusive impact on the surrounding area;
5.  Enhance provision of green infrastructure to maximise potential opportunities for biodiversity and habitat creation, benefit nature conservation and landscape, enhance connectivity and establish new areas of open space for public enjoyment including an urban park to serve the community;
6.  Respond positively to the setting of the nearby Distillery Pond Conservation Area;
7.  Contribute towards flood risk solutions, in accordance with Policy EN8 and recommendations in the Surface Water Management Plan for Critical Drainage Areas 01 (Old Heath) and 02 (The Hythe);
8.  Proposals should consider the opportunity to improve and enhance the river environment and explore opportunities for river restoration, enhancement and provision of flood storage areas;
9.  Situate proposals for residential development away from land which is contaminated. Where necessary mitigation measures will be required to be agreed with the Council;
10.  Development must discharge attenuated surface water to a receiving waterbody and not to the combined sewer network, unless it can be demonstrated that there is no other option;
11.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
12.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water.
13.  Liaise with ECC as the Minerals and Waste Planning Authority on waste matters given proximity to Hythe WWTW and Haven Road Recycling Centre;
14.  Any site specific infrastructure requirements from the IDP (likely to include education provision, highway mitigation, water and wastewater and specific community / open space provision).

Policy OA2: Land East of Hawkins Road Opportunity Area Comment

Development will be encouraged and supported on land identified on the policies map of approximately 150 homes, where it contributes to achieving the following objectives:

1.  Comprehensive approach to regeneration to respond to constraints such as flood risk and land contamination;
2.  Development at densities appropriate to an urban area;
3.  Provide for a compatible mix of uses having regard to neighbouring amenity;
4.  Ensure new developments are responsive to the distinctive historic character of the area and reinforce the significance of the Hythe Conservation Area designation through the reuse of heritage assets. Designated heritage assets in the area include Hythe Conservation Area, and ten Grade II Listed Buildings as per the stage 1 HIA;
5.  Contribute towards flood risk solutions, in accordance with Policy EN9 and recommendations in the Surface Water Management Plan for Critical Drainage Area 08 (Parsons Heath);
6.  Proposals should consider the opportunity to improve and enhance the river environment and explore opportunities for river restoration, enhancement and provision of flood storage areas;
7.  Situate proposals for residential development away from land which is contaminated. Where necessary mitigation measures will be required to be agreed with the Council;
8.  Development must discharge attenuated surface water to a receiving waterbody and not to the combined sewer network, unless it can be demonstrated that there is no other option;
9.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
10.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water.
11.  Any site specific infrastructure requirements from the IDP (likely to include education provision, highway mitigation, water and wastewater and specific community / open space provision).

Policy OA3: Magdalen Street Opportunity Area Comment

Development will be encouraged and supported on land identified on the policies map for mixed-use proposals including approximately 100 homes, where it contributes to achieving the following objectives:

1.  A comprehensive approach to regeneration in accordance with the City Centre Masterplan (adopted January 2024) and Magdalen Street Development Brief (adopted February 2014);
2.  Development at densities appropriate to an urban area;
3.  Provision of parking appropriate to a City Centre location;
4.  Retention of existing businesses where possible or consider relocation where necessary;
5.  Provide for a compatible mix of uses having regard to neighbouring amenity;
6.  Provide pedestrian and cycle routes and connections to link to the City Centre and wider networks;
7.  Ensure new developments are responsive to the distinctive historic character of the area and reinforce the significance of the New Town Conservation Area designation through the reuse of heritage assets;
8.  Contribute towards flood risk solutions, in accordance with Policy EN8 and recommendations in the Surface Water Management Plan for Critical Drainage Area 03 (Abbey Gate);
9.  Development must discharge attenuated surface water to a receiving waterbody and not to the combined sewer network, unless it can be demonstrated that there is no other option;
10.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
11.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water.
12.  Any site specific infrastructure requirements from the IDP (likely to include education provision, highway mitigation, water and wastewater and specific community / open space provision).

Policy PEP2 Knowledge Gateway Comment

The area shown on the policies map comprising the Knowledge Gateway will be safeguarded for employment purposes in accordance with Policy E1 to allow for provision of a range of additional jobs and to accommodate expansion of the existing research and technology uses.

Within this area the Council will continue to support the growth and retention of the Research Park, and where appropriate, opportunities for intensification of employment uses. All land and premises within this area will be safeguarded for employment uses, primarily for office use within E class where appropriate and non-B class employment generating uses of a scale and type compatible with the Research Park. Encouragement will also be given to uses which can be shown to be directly linked to the development of research associated with the University of Essex and to the provision of business incubator units. Proposals for uses which are not for office use within E class or where it cannot be demonstrated that they are linked to the Research Park will only be supported where they:

1.  Are ancillary to the existing employment uses on the site and are intended to serve the primary function of the site as an employment area and research park;
2.  Provide the opportunity to maximise the sites potential for economic growth;
3.  Support the continued operation of existing employment uses within the employment area and in particular its focus for research and technology contributing towards the delivery of the overall vision;
4.  Do not generate potential conflict with the existing proposed E class uses and activities on the site.

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and subject to compliance with all other policies, proposals for employment uses should provide:

5.  Active travel links that maximise opportunities for enhanced connectivity to the surrounding area including the Garden Community, University, City Centre and Hythe Station and opportunities to maximise the use of sustainable transport;
6.  Safe and suitable site access to required highway design standards and point of vehicle access to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity.
7.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes one Grade II, one Grade II* Listed Buildings, one Scheduled Monument and One Registered Park and Garden as informed by the stage 1 HIA;
8.  Consideration of how the value of Wivenhoe Park Local Wildlife Site might be enhanced, which could be through the provision of green infrastructure;
9.  Development must not be located in the areas of the site that fall within flood zones 2 and 3.

Policy UE1 University of Essex Comment

The area shown on the policies map is designated for University uses adjoining the Knowledge Gateway Employment Area and the Tendring Colchester Borders Garden Community. Within this area, (in addition to opportunities provided through the Tendring Colchester Borders Garden Community DPD and stated in policy ST9), development will be supported which enables significant expansion of the University of Essex as reflected in its current Strategic Plan 2019-28. Policy PEP2 and the Tendring Colchester Borders Garden Community DPD seek to safeguard the retention and expansion of the Knowledge Gateway to allow for provision of a range for additional jobs and to accommodate expansion of the existing research and technology uses which build on the benefits of the University.

There will be a need for a comprehensive approach to development in conjunction with the Tendring Colchester Borders Garden Community proposed to the east of Colchester, working in partnership with key stakeholders including the University.

Proposals for the expansion of the University will be required to provide good public transport, pedestrian and cycle links ensuring good connectivity to and from the City Centre, Hythe railway station and surrounding area, the Knowledge Gateway and the proposed Garden Community to the East of Colchester including contributing to the Colchester Orbital route as shown on the policies map.

Proposals will need to pay special regard to the preservation and enhancement of the Grade II listed Wivenhoe House and its Registered Park and Garden, including the wider setting of these heritage assets. Consideration should be given to how the value of Wivenhoe Park Local Wildlife Site might be enhanced, which could be through the provision of green infrastructure.

Development will be expected to contribute to the cost of direct infrastructure improvements as required, supported by up-to-date evidence in the Infrastructure Delivery Plan (IDP) or subsequent evidence which will be secured to an appropriate level by way of legal agreement.

Policy PP17: Land South of A12, Marks Tey Growth Area Comment Land South of Marks Tey Village (1) Marks Tey Growth Area (2)

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  A mixed-use development including commercial uses and approximately 1,500 new dwellings of a mix and type of housing to meet evidenced needs and which is compatible with surrounding development;
2.  A mix of other uses which support a sustainable community appropriate to the scale of development including public open space to accommodate formal and informal sport and leisure, community facilities, local services and local centres;
3.  Substantively in excess of 10% of the allocation area must be provided as open space. This should include strategic open space in addition to multiple areas of less formal and more incidental open space;
4.  Safe and suitable site access to required highway design standards and point(s) of vehicle access to be agreed with the Highway Authority and demonstration that the proposal would not be detrimental to highway capacity or safety;
5.  Active travel links that maximise opportunities for enhanced connectivity within the site and to the surrounding area; and opportunities to maximise the use of sustainable transport including links to the railway station;
6.  Mature trees and hedgerows and grassland of medium or high distinctiveness within the site should be retained;
7.  As a strategic site, there is potential for a range of habitat creation measures which should be maximised. A core of onsite BNG measures should be located together to provide a substantive area for biodiversity, with associated connectivity through and beyond the site. The site is on chalky boulder clay, which should influence the design and creation of new habitats. Opportunities should be taken to maintain and enhance the known Great Crested Newt population over and above any mitigation requirements;
8.  Create woodland and standing freshwater habitat as identified as strategic creation opportunities in the Essex LNRS;
9.  Screening comprising locally appropriate tree belts, hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
10.  Ensure connection within and throughout the site to Public Rights of Way to provide green infrastructure connections and recreational access to the countryside, including the creation of active travel connections to Copford Green;
11.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets within the site include one Scheduled Monument, 1 Grade II* Listed Building and two Grade II Listed Building. Designated Assets close to the allocated site includes six Grade II Listed Buildings, one Conservation Area and one Grade one Listed Building as per the stage 1 HIA;
12.  Liaise with ECC as the Minerals and Waste Planning Authority on mineral and waste matters. A Minerals Resource Assessment as part of any planning application. Should the viability of extraction be proven, the mineral shall we worked in accordance with the scheme/masterplan as part of the phased delivery of non-mineral development;
13.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
14.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water.
15.  Development must not discharge surface water to the foul sewer network;
16.  Any site specific infrastructure requirements from the IDP (to include education provision (2.1ha site for Primary and early Years Provision), highway mitigation, water and wastewater and specific community / open space provision);
17.  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.

Development proposals will only be supported where they accord with a comprehensive masterplan in relation to the entire site, that has been agreed with the Council prior to submission of any planning application. The masterplan must be of sufficient detail to ensure optimal placemaking and housing delivery outcomes for the allocation and should be informed by an appropriate evidence base. The masterplan should be developed in collaboration with the Council, and relevant infrastructure providers and through engagement with the local community. It should be informed by use of design review. Where appropriate and necessary the masterplan shall be supported by, parameter plans, design codes and/or guidance.

All development Proposals within Marks Tey parish will also be determined against the policies in the Marks Tey Neighbourhood Plan where relevant (adopted April 2022) where they are up to date and relevant.

Policy PP18: Land North of A120, Marks Tey Growth Area Comment Land North of A12 (1) Marks Tey Growth Area (2)

Land to the north of the A120 has been promoted for a Garden Village scale, mixed-use development, but the development potential within the plan period is limited because of infrastructure constraints. It will be important when planning for the first phase of development that the whole site area is masterplanned to ensure residential development is supported by infrastructure including schools, community facilities and open space.

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, in particular those concerned with highway capacity, development will be supported on land to the south of the larger site identified on the policies map which provides within the plan period:

1.  Approximately 1,000 new dwellings of a mix and type of housing to meet evidenced needs which is compatible with surrounding development;
2.  A mix of other uses which support a sustainable community appropriate to the scale of development including public open space to accommodate formal and informal sport and leisure, community facilities, local services and local centres;
3.  Substantively in excess of 10% of the allocation area must be provided as open space. This should include strategic open space in addition to multiple areas of less formal and more incidental open space;
4.  Safe and suitable site access to required highway design standards. Point(s) of vehicular access will need to be agreed with the Highway Authority and it will be demonstrated that the proposal would not be detrimental to highway capacity or safety;
5.  Active travel links that maximise opportunities for enhanced connectivity within the site and to the surrounding area; and opportunities to maximise the use of sustainable transport, including links to the railway station;
6.  Mature trees and hedgerows should be retained. Ponds and woodland within the site must be retained and buffered. Onsite BNG measures should focus on creating a mosaic of grassland, scrub and trees and be located around existing ponds (including offsite ponds) and woodland;
7.  As a strategic site, there is potential for a range of habitat creation measures which should be maximised. A core of onsite BNG measures should be located together to provide a substantive area for biodiversity, with associated connectivity through and beyond the site. This core should include the corridor of the Roman River (enhanced to provide the required watercourse unit uplift), and LoWS Co27 and the woodland Priority Habitat, appropriately buffered and connected. Much of the site would be suitable for the creation of chalky boulder clay grassland;
8.  Support will be given to delivering standing freshwater habitat, woodland or grassland habitats within or adjacent to the site to support the delivery of the strategic creation opportunities in the Essex LNRS;
9.  Screening comprising locally appropriate tree belts, hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
10.  Ensure connection within and throughout the site to Public Rights of Way to provide green infrastructure connections and recreational access to the countryside;
11.  Linkages to the proposal for a Roman River corridor nature recovery area, as shown on the policies map;
12.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes two Grade I and 27 Grade II Listed Buildings as informed by the Stage 1 HIA;
13.  Liaise with ECC as the Minerals and Waste Planning Authority on mineral and waste matters. A Minerals Resource Assessment as part of any planning application. Should the viability of extraction be proven, the mineral shall we worked in accordance with the scheme/masterplan as part of the phased delivery of non-mineral development. Undertake a Mineral Infrastructure Impact Assessment given the site's proximity to Marks Tey Brickworks;
14.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
15.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water.
16.  Development must not discharge surface water to the foul sewer network;
17.  Any site specific infrastructure requirements from the IDP (likely to include education provision, highway mitigation, water and wastewater and specific community / open space provision);
18.  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.

Development proposals will only be supported where they accord with a comprehensive masterplan in relation to the entire site, that has been agreed with the Council prior to submission of any planning application. The masterplan must be of sufficient detail to ensure optimal placemaking and housing delivery outcomes for the allocation and should be informed by an appropriate evidence base. The masterplan should be developed in collaboration with the Council, and relevant infrastructure providers and through engagement with the local community. It should be informed by use of design review. Where appropriate and necessary the masterplan shall be supported by, parameter plans, design codes or guidance.

All development Proposals within Marks Tey parish will also be determined against the policies in the Marks Tey Neighbourhood Plan where relevant (adopted April 2022) where they are up to date and relevant.

Policy PEP5 Land South of A12, Marks Tey Comment

Land south of the A12, Marks Tey, as shown on the policies map, is allocated for employment uses in accordance with Policy E1. In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other policies, proposals for employment uses will be supported on land within the area identified on the policies map which accord with Policy E1 and provide:

1.  Active travel links that maximise opportunities for enhanced connectivity to the surrounding area including existing and new communities and opportunities to maximise the use of sustainable transport;
2.  Safe and suitable site access to required highway design standards and point of vehicle access to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity.
3.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the site boundary include one Scheduled Monument (moated site) and four Grade II Listed Buildings as informed by the stage 1 HIA;
4.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
5.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
   1. Removal of unrequired network flows;
   2. Targeted education to include new residents of the development;
   3. Reduction in the demand for potable water.
6.  Development must not discharge surface water to the foul sewer network;
7.  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.

All development Proposals within Marks Tey parish will also be determined against the policies in the Marks Tey Neighbourhood Plan where relevant (adopted April 2022) where they are up to date and relevant.

Policy PEP6 Anderson's Site, Marks Tey Comment

Land at Anderson's Site, Marks Tey, as shown on the policies map, is safeguarded for employment uses in accordance with Policy E1.

All development Proposals within Marks Tey parish will also be determined against the policies in the Marks Tey Neighbourhood Plan where relevant (adopted April 2022) where they are up to date and relevant.

Policy PP19: Land North of Oak Road, Tiptree Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 600 new dwellings of a mix and type of housing to meet evidenced needs which is compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access to be agreed with the Highway Authority and demonstrated that the proposal would not be detrimental to highway capacity or safety;
3.  Development must secure the delivery of the northern link road between the B1022 (Colchester Road) and the B1023 (Kelvedon Road) within the geographical scope of the allocation in accordance with Policy TIP07 and the objectives of the Tiptree Neighbourhood Plan;
4.  Safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any Public Rights of Way. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement to the South;
5.  Consideration to be given to the inclusion of a mobility hub incorporating provision for bus layover, in the vicinity of the site allocated for health/community purposes.
6.  Retain and create buffers around Co13 Eden Wood LoWS, Co6 Inworth Wood LoWS and retain the internal network of Priority habitat hedgerows, including the 'green lane';
7.  Onsite BNG measures should include enhancement of the existing woodland (if possible) and their expansion to provide gain for any woodland Priority Habitat within the baseline. Other BNG measures should focus on maintaining and improving connectivity through and beyond the site, particularly between the LoWS. The site includes pockets of superficial sands and gravels, which could be particularly suitable for the creation of acid grassland or heathland;
8.  Create woodland, grassland and standing freshwater habitat as identified as strategic creation opportunities in the Essex LNRS;
9.  Delivery of a Tiptree Country Park of approximately 27 hectares as indicated on the policies map;
10.  Screening comprising locally appropriate hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
11.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes a number of Grade II, one Grade II* and one Grade I Listed Buildings as per the stage 1 HIA.
12.  Liaise with ECC as the Minerals and Waste Planning Authority on mineral and waste matters.
13.  Development must not discharge surface water to the foul sewer network.
14.  Any site specific infrastructure requirements from the IDP (likely to include education provision, highway mitigation, water and wastewater and specific community, sport and open space provision). There is an expectation that the development will include the delivery of a health/community building on land set aside in earlier phases of the development and as articulated in the Tiptree NP.
15.  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.

Proposals for the allocated site will only be supported where they accord with a comprehensive masterplan in relation to the entire allocation, that has been agreed with the Council prior to submission of any planning application. The masterplan must be of sufficient detail to ensure optimal placemaking and housing delivery outcomes for the allocation and should be informed by an appropriate evidence base. The masterplan should be developed in collaboration with the Council and infrastructure providers, and through engagement with the local community. Where appropriate and necessary the masterplan shall be supported by, parameter plans, design codes and/or guidance.

All development Proposals within Tiptree Parish, will also be determined against the policies (including those concerned with design) in the Tiptree Neighbourhood Plan (Adopted May 2023) where they are up to date and relevant.

Policy PP20: Land at Bonnie Blue Oak, Tiptree Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 30 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards and point of vehicle access to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity or safety;
3.  Provide safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any Public Rights of Way. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
4.  Contributions are likely to be required towards site specific infrastructure identified in the IDP (likely to include education, highway mitigation, water and wastewater and specific community, sport and open space).
5.  Development must not discharge surface water to the foul sewer network.
6.  Onsite BNG measures should focus on enhancing the distinctiveness and condition of retained areas of grassland;
7.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes seven Grade II Listed Buildings as per the stage 1 HIA.

All development Proposals within Tiptree Parish, will also be determined against the policies in the Tiptree Neighbourhood Plan (Adopted May 2023) where they are up to date and relevant.

Policy PP21: Highlands, Kelvedon Road, Tiptree Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 10 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards and point of vehicle access to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity or safety;
3.  Provide safe pedestrian access to ensure connectivity within and throughout the site to existing footways and Public Rights of Way to provide green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
4.  Any loss of hedgerow and grassland onsite must be mitigated;
5.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes two Grade II Listed Buildings as informed by the stage 1 HIA;
6.  Development must not discharge surface water to the foul sewer network.
7.  Contributions are likely to be required towards site specific infrastructure identified in the IDP (likely to include education, highway mitigation, water and wastewater and specific community, sport and open space).

All development Proposals within Tiptree Parish, will also be determined against the policies in the Tiptree Neighbourhood Plan (Adopted May 2023) where they are up to date and relevant.

Policy PP22: Telephone Exchange, Tiptree Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 5 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards and point of vehicle access to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity;
3.  Provide safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any Public Rights of Way. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
4.  Onsite BNG measures should focus on small-scale grassland enhancement, hedge enhancement and tree planting;
5.  Development must not discharge surface water to the foul sewer network.
6.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes four Grade II Listed Buildings as informed by the Stage 1 HIA.

All development Proposals within Tiptree Parish, will also be determined against the policies in the Tiptree Neighbourhood Plan (Adopted May 2023) where they are up to date and relevant.

Policy PEP7 Highland Nursery, Tiptree Comment

Land at Highlands Nursery, is safeguarded for employment uses in accordance with the Tiptree Neighbourhood Plan. In addition to the infrastructure and mitigation requirements identified in Policy ST7 and subject to compliance with all other policies, proposals for employment uses will be supported on land within the area identified on the policies map which accord with Policy E1 and the Tiptree Neighbourhood Plan and provide:

1.  Active travel links that maximise opportunities for enhanced connectivity to the surrounding area and opportunities to maximise the use of sustainable transport;
2.  Safe and suitable site access to required highway design standards and point of vehicle access to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity;
3.  Development must not discharge surface water to the foul sewer network;
4.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site include the Grade II listed Building Hill Farmhouse.

All development Proposals within Tiptree Parish, will also be determined against the policies in the Tiptree Neighbourhood Plan (Adopted May 2023) where they are up to date and relevant.

Policy PEP8 Land South of Factory Hill, Tiptree Comment

Land South of Factory Hill, Tiptree, as shown on the policies map, is allocated for employment uses in accordance with Policy E1. In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other policies, proposals for employment uses will be supported on land within the area identified on the policies map which accord with Policy E1 and provide:

1.  Active travel links to ensure connectivity between the site and existing footways and active travel routes, and to maximise opportunities for enhanced connectivity to the surrounding area to maximise the use of sustainable transport;
2.  Safe and suitable site access to required highway design standards and point of vehicle access to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity;
3.  Development must not discharge surface water to the foul sewer network;
4.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site include five Grade II Listed Buildings as informed by the Stage 1 HIA;
5.  Protection and enhancement of the areas of Priority Habitat within the site;
6.  Retain the existing boundary hedgerows and vegetation to limit the potential for adverse impacts on the landscape setting.

All development Proposals within Tiptree Parish, will also be determined against the policies in the Tiptree Neighbourhood Plan (Adopted May 2023) where they are up to date and relevant.

Policy PP23: Land East Dawes Lane, West Mersea Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 300 new dwellings of a mix and type of housing to meet evidenced needs and which is compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards and a singular point of vehicular access to be agreed with the Highway Authority which demonstrates that the proposal would not be detrimental to highway capacity or safety;
3.  A safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any Public Rights of Way. Ensure provision of green infrastructure connections and recreational access to the countryside, and The Glebe, also securing active travel links and connections to the settlement, including to the district centre;
4.  Screening comprising locally appropriate tree belts and/or hedgerows will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
5.  Enhanced provision of open space of at least 5 hectares must be provided within the site and this open space must link with the open space within the approved scheme at Dawes Lane and connect through to The Glebe as indicated on the policies map;
6.  Contributions towards the enhancement of the quality and value of The Glebe Sports Ground and facilities.
7.  Provision of allotments to be transferred to West Mersea Town Council to manage and maintain
8.  Native hedgerows and grassland within the site should be retained and enhanced with any loss of grassland compensated within the site. BNG measures should include enhancing retained grassland, establishing new grassland and native hedges, and new tree planting;
9.  Support will be given to delivering standing freshwater habitat within or adjacent to the site to support the delivery of the strategic creation opportunities in the Essex LNRS;
10.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes six Grade II Listed Buildings and one Scheduled Monument as informed by the stage 1 HIA;
11.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
12.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water.
13.  Any site specific infrastructure requirements from the IDP (likely to include education provision, highway mitigation, water and wastewater and specific community / open space provision).
14.  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.

All development Proposals within West Mersea Parish, will also be determined against the policies in the West Mersea Neighbourhood Plan (adopted October 2019) Neighbourhood Plan where they are up to date and relevant.

Policy PP24: Land Northwest of the Fire Station, Wivenhoe Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 175 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards and point of vehicle access to be via the adjoining Neighbourhood Plan allocation, to be agreed with the Highway Authority and demonstration that the proposal would not be detrimental to highway capacity or safety;
3.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any Public Rights of Way. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
4.  Contributions towards enhancement of the quality and value of King George V Playing Fields;
5.  Screening comprising locally appropriate tree belts and/or hedgerows will be required along the site boundaries to ensure that development is sensitively integrated into the landscape and to maintain settlement separation;
6.  Biodiversity enhancement measures should include enhancing hedgerow condition and establishing grassland habitats along road verges;
7.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes five Grade II Listed Buildings as informed by the stage 1 HIA;
8.  The total number of dwellings will be spread between this site and the area currently set aside for a care home as part of the neighbourhood plan allocation;
9.  A new community space must be included within the site and pedestrian access to the adjacent allotments must be created;
10.  Opportunities for undergrounding should be explored;
11.  Development must discharge attenuated surface water to a receiving waterbody and not to the combined sewer network, unless it can be demonstrated that there is no other option.
12.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
13.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water.
14.  Any site specific infrastructure requirements from the IDP (likely to include education provision, highway mitigation, water and wastewater and specific community / open space provision).
15.  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.

All development Proposals within Wivenhoe Neighbourhood Plan Area, will also be determined against the policies in the Wivenhoe Neighbourhood Plan (Adopted May 2019) where they are up to date and relevant.

Policy PP25: View Park, Abberton and Langenhoe Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 50 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards and point of vehicle access to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity or safety;
3.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any Public Rights of Way. Ensure provision of green infrastructure connections and recreational access to the countryside particularly to the north of the site, also securing active travel links and connections to the settlement;
4.  Mature trees and hedgerows within the site should be retained;
5.  Onsite BNG measures should focus on enhancing the condition of any higher distinctiveness grassland and enhancing the condition of hedgerows;
6.  Screening comprising locally appropriate tree belts, hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
7.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site include nine Grade II Listed as informed by the stage 1 HIA;
8.  Applicants must demonstrate they have confirmed with Anglian Water Services that treatment capacity at the Water Recycling Centre is available to serve the development at the point of anticipated connection and where appropriate agree to phasing triggers to support development.
9.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
10.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water.

Policy PP26: Land North of Boxted Straight Road, Boxted Cross Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 150 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards and point of vehicle access off Boxted Straight Road, to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity or safety;
3.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
4.  Onsite BNG measures should focus on buffering woodland Priority Habitat to the north of the site and woodland to the west. Soil conditions may favour the creation of higher distinctiveness grasslands;
5.  To conserve the local distinctiveness and rural setting of Boxted, the impact of development must be minimised through careful design, in terms of siting, form, scale, massing, materials including the local vernacular of colour buildings, weatherboarding and brick;
6.  Screening comprising locally appropriate tree belts, hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
7.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes one Grade I and seventeen Grade II Listed Buildings as informed by the stage 1 HIA;
8.  Applicants must demonstrate they have confirmed with Anglian Water Services that treatment capacity at the Water Recycling Centre is available to serve the development at the point of anticipated connection and where appropriate agree to phasing triggers to support development.
9.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
10.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water;
11.  Any site specific infrastructure requirements from the IDP (likely to include education provision, highway mitigation, water and wastewater and specific community / open space provision);
12.  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.

All development Proposals within Boxted parish will also be determined against the policies in the Boxted Neighbourhood Plan Review (adopted December 2016) where they are up to date and relevant.

Policy PP27: Swan Grove, Chappel Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 35 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access to be agreed with the Highway Authority and demonstrated that the proposal would not be detrimental to highway capacity or safety;
3.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
4.  Onsite BNG measures should focus on enhancing hedgerow condition, buffering Chappel Ponds and Millennium Green LoWS, and maintaining and strengthening ecological connectivity;
5.  Screening comprising locally appropriate hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
6.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes a Conservation Area, Scheduled Monument, one Grade I, one Grade II* and eight Grade II Listed Buildings within the Conservation Area and six further Grade II Listed Buildings outside of the Conservation Area as informed by the stage 1 HIA;
7.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
8.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
   1. Removal of unrequired network flows;
   2. Targeted education to include new residents of the development;
   3. Reduction in the demand for potable water.

Policy PP28: Land West of Station Road, Wakes Colne Comment Land west of Station Road (1) Enhanced Open Space Provision (2)

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 200 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards and point of vehicle access to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity or safety. This is to include provision of a link road between Station Road and the A1124 and stopping access along Station Road to through traffic;
3.  Creation of enhanced pedestrian priority route along the lower section of Station Road (where through traffic is restricted) to provide a safe route to the railway station;
4.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way, particularly to the southwest of the site. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
5.  Mature trees and hedgerows within the site should be retained;
6.  Onsite BNG measures should focus on buffering and extending the adjacent Acorn Wood LoWS and strengthening north to south connectivity (this an important ecological corridor). The site is on the north valley slope of the Colne valley with patches of superficial sand and gravel deposits, which might make parts of it particularly suitable for grassland creation;
7.  Screening comprising locally appropriate hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
8.  'Enhanced Open Space' substantively in excess of 10% of the allocation area must be provided as open space. This should include of approximately 8 hectares within the site to provide recreation, community and BNG uses;
9.  Support will be given to delivering standing freshwater, woodland or grassland habitat to support the delivery of the strategic creation opportunities in the Essex LNRS;
10.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes A Conservation Area, eighteen Grade II, three Grade II*, one Grade I Listed Building and one Scheduled Monument as informed by the stage 1 HIA;
11.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
12.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water.
13.  Any site specific infrastructure requirements from the IDP (likely to include education provision, highway mitigation, water and wastewater and specific community / open space provision).

Policy PEP12 Land at Wakes Hall Business Centre Comment

Land at Wakes Hall Business Centre, as shown on the policies map, is allocated for employment uses in accordance with Policy E1. In addition to the infrastructure and mitigation requirements identified in Policy ST7 and subject to compliance with all other policies, proposals for employment uses will be supported on land within the area identified on the policies map which accord with Policy E1 and provide:

1.  Safe pedestrian access to ensure connectivity between the site and existing footways and to maximise opportunities for enhanced connectivity to the surrounding area;
2.  Safe and suitable site access to required highway design standards and point of vehicle access to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity;
3.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes Wakes Colne Conservation Area, seven Grade II and one Grade II* Listed Building as informed by the stage 1 HIA;
4.  Promote the use of natural screening through the retention of existing trees and hedgerows and incorporation of new native features.
5.  Liaise with ECC as the Minerals and Waste Planning Authority on waste matters.

Policy PP29: Land East of School Road, Copford Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 300 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access is to be agreed with the Highway Authority and it will need to be demonstrated that the proposal would not be detrimental to highway capacity and safety;
3.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
4.  A replacement village hall must be delivered within the site, well connected to new homes and existing homes in Copford;
5.  Provision for appropriate service and facilities / uses to create a local centre to serve the communities across the site as informed by the masterplanning;
6.  Strategic open space to provide a naturally landscaped community space that is well connected to the wider network of public footpaths;
7.  The adjacent Pits Wood LoWS (which consists of Ancient Wood Irreplaceable Habitat and Priority Habitat) must be buffered and protected from recreational pressure associated with new housing;
8.  Onsite BNG measures should focus on creating a buffer with a mosaic of grassland, scrub and woodland habitats around the adjacent LoWS, which could be through creating additional woodland, scrub or grassland;
9.  Screening comprising locally appropriate tree belts, hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
10.  Support will be given to delivering standing freshwater or woodland habitat to support the delivery of the strategic creation opportunities in the Essex LNRS;
11.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes seven Grade II Listed Buildings and Copford Green Conservation area to the south as informed by the stage 1 HIA;
12.  Liaise with ECC as the Minerals and Waste Planning Authority on waste matters;
13.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
14.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water.
15.  Development must not discharge surface water to the foul sewer network;
16.  Any site specific infrastructure requirements from the IDP (likely to include education provision, highway mitigation, water and wastewater and specific community / open space provision);
17.  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.

Proposals for the allocated site will only be supported where they accord with a comprehensive masterplan in relation to the entire allocation, that has been agreed with the Council prior to submission of any planning application. The masterplan must be of sufficient detail to ensure optimal placemaking and housing delivery outcomes for the allocation and should be informed by an appropriate evidence base. The masterplan should be developed in collaboration with the Council, and relevant infrastructure providers through engagement with the local community and be informed by use of design review. Where appropriate and necessary the masterplan shall be supported by, parameter plans, design codes and/or guidance.

All development Proposals within Copford parish will also be determined against the policies in the Copford with Easthorpe Neighbourhood Plan (adopted October 2023) where they are up to date and relevant.

Policy PP30: Land South of Long Road, Dedham Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 15 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access is to be agreed with the Highway Authority and it will need to be demonstrated that the proposal would not be detrimental to highway capacity and safety;
3.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
4.  Mature trees and hedgerows within the site should be retained. Retained hedgerows must be outside of garden areas or will need to be compensated;
5.  Onsite BNG measures should focus on retaining and enhancing the condition of grassland;
6.  Screening comprising locally appropriate hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
7.  To conserve the local distinctiveness and rural setting of Dedham, the impact of development must be minimised through careful design, in terms of siting, form, scale, massing, materials including the local vernacular of colour buildings, weatherboarding and brick;
8.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes seven Grade II Listed Buildings as informed by the stage 1 HIA;
9.  Applicants must demonstrate they have confirmed with Anglian Water Services that treatment capacity at the Water Recycling Centre is available to serve the development at the point of anticipated connection and where appropriate agree to phasing triggers to support development.
10.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
11.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water.

Policy PP31: Land North of Halstead Road and East of Wood Lane, Eight Ash Green Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 180 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access is to be agreed with the Highway Authority and it will need to be demonstrated that the proposal would not be detrimental to highway capacity and safety;
3.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement and to Tollgate District Centre;
4.  Biodiversity mitigation must include a buffer to the watercourse and to the adjacent ancient woodland to protect it from recreational and other disturbance;
5.  Onsite BNG measures should focus on buffering the woodland and providing watercourse enhancements, with other medium distinctiveness habitat (e.g. other neutral grassland);
6.  Support will be given to delivering grassland habitat within or adjacent to the site to support the delivery of the strategic creation opportunities in the Essex LNRS;
7.  Screening comprising locally appropriate tree belts, hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
8.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes two Grade II Listed Buildings as informed by the stage 1 HIA;
9.  Contributions towards the provision of a new village hall in Eight Ash Green;
10.  Any site specific infrastructure requirements from the IDP (likely to include education provision, highway mitigation, water and wastewater and specific community / open space provision).

All development Proposals within Eight Ash Green parish, will also be determined against the policies in the Eight Ash Green Neighbourhood Plan (adopted December 2019) where they are up to date and relevant.

Policy PP32: Land North of Halstead Road and West of Fiddlers Wood Eight Ash Green Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 250 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access is to be agreed with the Highway Authority and it will need to be demonstrated that the proposal would not be detrimental to highway capacity and safety;
3.  Provide safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement and to Tollgate District Centre;
4.  The adjacent Fiddlers Wood Co43 LoWS (ancient woodland) must be safeguarded, buffered and protected from recreational pressure associated with new housing;
5.  Onsite BNG measures should focus on creating woodland, scrub and grassland habitats as buffers to the adjacent ancient woodland. New boundary hedgerows should be planted in gaps and the condition of existing hedgerows should be enhanced;
6.  Support will be given to delivering grassland or woodland habitat within or adjacent to the site to support the delivery of the strategic creation opportunities in the Essex LNRS;
7.  Screening comprising locally appropriate tree belts, hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
8.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes three Grade II Listed Buildings as informed by the stage 1 HIA;
9.  Liaise with ECC as the Minerals and Waste Planning Authority on mineral and waste
10.  Contributions towards the provision of a new village hall in Eight Ash Green.
11.  Any site specific infrastructure requirements from the IDP (likely to include education provision, highway mitigation, water and wastewater and specific community / open space provision).
12.  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.

Policy PEP9 Bullbanks Farm, Eight Ash Green Comment

Land at Bullbanks Farm, Eight Ash Green, as shown on the policies map, is allocated for employment uses in accordance with Policy E1. In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other policies, proposals for employment uses will be supported on land within the area identified on the policies map which accord with Policy E1 and provide:

1.  Safe pedestrian access to ensure connectivity between the site and existing footways and to maximise opportunities for enhanced connectivity to the surrounding area;
2.  Safe and suitable site access to required highway design standards and point of vehicle access to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity;
3.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes two Grade II Listed Buildings as informed by the stage 1 HIA.

All development Proposals within Eight Ash Green parish, will also be determined against the policies in the Eight Ash Green Neighbourhood Plan (adopted December 2019) where they are up to date and relevant.

Policy PP33: Land East of Plummers, Fordham Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 25 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access is to be through the existing site off Plummers Road (reserved as part of planning application), to be agreed with the Highway Authority and it will need to be demonstrated that the proposal would not be detrimental to highway capacity and safety;
3.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
4.  Screening comprising locally appropriate hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
5.  Support will be given to delivering woodland habitat within or adjacent to the site to support the delivery of the strategic creation opportunities in the Essex LNRS;
6.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes fifteen Grade II Listed Buildings as informed by the stage 1 HIA.

Policy PP34: Land North of Coach Road, Great Horkesley Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 400 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access is to be via a single point of vehicle access off Coach Road to be agreed with the Highway Authority and it will need to be demonstrated that the proposal would not be detrimental to highway capacity and safety;
3.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way, particularly to the South of Coach Road. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
4.  Active travel route including a pedestrian link to the existing village hall;
5.  Retention of hedgerows within the site;
6.  Support will be given to delivering standing freshwater, grassland or woodland habitat to support the delivery of the strategic creation opportunities in the Essex LNRS;
7.  Screening comprising locally appropriate tree belts, hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
8.  Development must not discharge surface water to the foul sewer network;
9.  Applicants must demonstrate they have confirmed with Anglian Water Services that treatment capacity at the Water Recycling Centre is available to serve the development at the point of anticipated connection and where appropriate agree to phasing triggers to support development;
10.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
11.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water
12.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes eight Grade II Listed Buildings and one scheduled monument as informed by the stage 1 HIA;
13.  Contributions will be sought towards extending the village hall or other local community facilities to be informed by the Parish Council;
14.  Any site specific infrastructure requirements from the IDP (likely to include education provision, highway mitigation, water and wastewater and specific community / open space provision).

Proposals for the allocated site will only be supported where they accord with a comprehensive masterplan in relation to the entire allocation, that has been agreed with the Council prior to submission of any planning application. The masterplan must be of sufficient detail to ensure optimal placemaking and housing delivery outcomes for the allocation and should be informed by an appropriate evidence base. The masterplan should be developed in collaboration with the Council, and relevant infrastructure providers through engagement with the local community and be informed by use of design review. Where appropriate and necessary the masterplan shall be supported by, parameter plans, design codes and/or guidance.

Policy PP35: The Old School, Great Horkesley Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 13 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access off School Road to be agreed with the Highway Authority and it will need to be demonstrated that the proposal would not be detrimental to highway capacity and safety;
3.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
4.  Mature trees within the site should be retained and existing hedgerows should be retained and enhanced at the northern and eastern edges of site to provide screening;
5.  Development must not discharge surface water to the foul sewer network.
6.  Applicants must demonstrate they have confirmed with Anglian Water Services that treatment capacity at the Water Recycling Centre is available to serve the development at the point of anticipated connection and where appropriate agree to phasing triggers to support development.
7.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
8.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
   1. Removal of unrequired network flows;
   2. Targeted education to include new residents of the development;
   3. Reduction in the demand for potable water.
9.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets within the allocated site include two Grade II Listed Buildings. Assets close to the allocated site includes twelve Grade II Listed Buildings as informed by the stage 1 HIA.

Policy PP36: Land at Earls Colne Road, Great Tey Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 125 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access including junction visibility at Earls Cone Road / Chappel Road to required highway design standards and point of vehicle access off Earls Colne to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity or safety;
3.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way particularly to the north of Earls Colne Road. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
4.  Onsite BNG measures should consider the creation of chalky bounder clay grassland as soil conditions may be suitable if nutrient status can be reduced;
5.  Support will be given to delivering standing freshwater or woodland habitat to support the delivery of the strategic creation opportunities in the Essex LNRS;
6.  Screening comprising locally appropriate tree belts, hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character and protect the landscape quality and tranquillity around Great Tey;
7.  Respond to the historic settlement pattern and use materials which are appropriate to local landscape character including the local vernacular of weatherboarding and brick;
8.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes eighteen Grade II and one Grade II* Listed Building as informed by the stage 1 HIA;
9.  Applicants must demonstrate they have confirmed with Anglian Water Services that treatment capacity at the Water Recycling Centre is available to serve the development at the point of anticipated connection and where appropriate agree to phasing triggers to support development;
10.  Liaise with ECC as the Minerals and Waste Planning Authority on mineral and waste;
11.  Any site specific infrastructure requirements from the IDP (likely to include education provision, highway mitigation, water and wastewater and specific community / open space provision).
12.  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.

All development Proposals within Great Tey parish, will also be determined against the policies in the Great Tey Neighbourhood Plan (adopted October 2024) where they are up to date and relevant.

Policy PP37: Land north of Park Lane, Langham Comment Land north of Park Lane (1) Enhanced Open Space Provision (2)

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 900 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access is to be agreed with the Highway Authority and it will need to be demonstrated that the proposal would not be detrimental to highway capacity and safety;
3.  Impacts on the Strategic Road Network can be satisfactorily mitigated to the satisfaction of National Highways;
4.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and public rights of way. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
5.  Applicants must demonstrate they have confirmed with Anglian Water Services that treatment capacity at the Water Recycling Centre is available to serve the development at the point of anticipated connection and where appropriate agree to phasing triggers to support development;
6.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
7.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
   1. Removal of unrequired network flows;
   2. Targeted education to include new residents of the development;
   3. Reduction in the demand for potable water.
8.  Onsite BNG measures should include enhancement of existing hedgerows. Soil conditions may favour the creation of higher distinctiveness grasslands, including some of a calcareous character;
9.  Support will be given to delivering grassland habitat to support the delivery of the strategic creation opportunities in the Essex LNRS;
10.  Screening comprising locally appropriate tree belts, hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
11.  'Enhanced Open Space' as shown on the Policies Map substantively in excess of 10% of the allocation area must be provided as open space. This should include at least one area of strategic open space and multiple areas of less formal and more incidental open space.
12.  Deliver a strategic open space centrally within the site to provide a naturally landscaped community space that is well connected to new and existing development;
13.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes twenty-two Grade II Listed Buildings as informed by the stage 1 HIA.
14.  Liaise with ECC as the Minerals and Waste Planning Authority on mineral and waste;
15.  Any site specific infrastructure requirements from the IDP (likely to include education provision, highway mitigation, water and wastewater and specific community / open space provision).
16.  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.

Proposals for the allocated site will only be supported where they accord with a comprehensive masterplan in relation to the entire allocation, that has been agreed with the Council prior to submission of any planning application. The masterplan must be of sufficient detail to ensure optimal placemaking and housing delivery outcomes for the allocation and should be informed by an appropriate evidence base. The masterplan should be developed in collaboration with the Council, and relevant infrastructure providers through engagement with the local community and be informed by use of design review. Where appropriate and necessary the masterplan shall be supported by, parameter plans, design codes and/or guidance.

Policy PP38: Land opposite Wick Road, Langham Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 10 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access is to be agreed with the Highway Authority and it will need to be demonstrated that the proposal would not be detrimental to highway capacity and safety;
3.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement ;
4.  Retention of Hedgerows within the site and must be outside of garden areas or will need to be compensated;
5.  Screening comprising locally appropriate tree belts, hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
6.  Onsite BNG measures should focus on enhancing the distinctiveness and condition of retained areas of grassland and hedgerow;
7.  Applicants must demonstrate they have confirmed with Anglian Water Services that treatment capacity at the Water Recycling Centre is available to serve the development at the point of anticipated connection and where appropriate agree to phasing triggers to support development.
8.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
9.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
   1. Removal of unrequired network flows;
   2. Targeted education to include new residents of the development;
   3. Reduction in the demand for potable water.
10.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes five Grade II Listed Buildings close to the south of the site as informed by the stage 1 HIA.

Policy PEP10 Lodge Lane, Langham Comment

Land at Lodge Lane, as shown on the policies map, is safeguarded for employment uses in accordance with Policy E1.

Policy PP39: Land at The Furze, Layer de la Haye Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 10 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access is to be agreed with the Highway Authority and it will need to be demonstrated that the proposal would not be detrimental to highway capacity and safety;
3.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
4.  Screening through the retention of existing hedgerows, trees and vegetation, particularly along The Folley at its eastern boundary to support the sensitive integration of the site into the existing landscape;
5.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes seven Grade II and one Grade II* Listed Buildings as informed by the stage 1 HIA.

Policy PP40: Land West of The Folley, Layer de la Haye Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 60 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access is to be agreed with the Highway Authority and it will need to be demonstrated that the proposal would not be detrimental to highway capacity and safety;
3.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way particularly to the East of the Folley. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
4.  A suitable and safe active travel link between the site to the adjoining site with planning permission;
5.  Retention of mature trees and hedgerows within the site;
6.  Onsite BNG measures should focus on enhancing woodland and grassland habitat. The site is on superficial sands and gravels that should make the site suitable for the creation of Lowland Dry Acid Grassland if nutrient levels can be lowered;
7.  Screening comprising locally appropriate hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
8.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes eight Grade II Listed Buildings as informed by the stage 1 HIA.

Policy PP41: Rowhedge Business Park, Rowhedge Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 50 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access is to be agreed with the Highway Authority and it will need to be demonstrated that the proposal would not be detrimental to highway capacity and safety;
3.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
4.  The area of woodland within the site will be safeguarded and retained as tree cover and open space;
5.  Onsite BNG measures should focus on enhancing adjacent woodland and open mosaic condition;
6.  Screening comprising locally appropriate hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
7.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes a Conservation Area, three Grade II Listed Buildings and a scheduled monument as informed by the stage 1 HIA;
8.  Development must discharge attenuated surface water to a receiving waterbody and not to the combined sewer network, unless it can be demonstrated that there is no other option;
9.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
10.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water.

Policy PP42: Land at White Hart Lane, West Bergholt Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 50 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access to be off Colchester Road via the existing Neighbourhood Plan site allocation to be agreed with the Highway Authority and it will need to be demonstrated that the proposal would not be detrimental to highway capacity and safety;
3.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way particularly to White Hart Lane and Manor Road. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
4.  Screening comprising locally appropriate hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
5.  Development must not discharge surface water to the foul sewer network;
6.  Applicants must demonstrate they have confirmed with Anglian Water Services that treatment capacity at the Water Recycling Centre is available to serve the development at the point of anticipated connection and where appropriate agree to phasing triggers to support development;
7.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
8.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
   1. Removal of unrequired network flows;
   2. Targeted education to include new residents of the development;
   3. Reduction in the demand for potable water.
9.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes eight Grade II and one Grade I Listed Building as informed by the stage 1 HIA.

All development Proposals within West Bergholt parish, will also be determined against the policies in the West Bergholt Neighbourhood Plan (adopted October 2019) where they are up to date and relevant.

Policy PP43: Land North of Colchester Road, West Bergholt Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 100 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access is to be off William Sims Close to be agreed with the Highway Authority and it will need to be demonstrated that the proposal would not be detrimental to highway capacity and safety;
3.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way, particularly to the west and to Armoury Road to the east. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
4.  Development must not discharge surface water to the foul sewer network;
5.  Applicants must demonstrate they have confirmed with Anglian Water Services that treatment capacity at the Water Recycling Centre is available to serve the development at the point of anticipated connection and where appropriate agree to phasing triggers to support development;
6.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
7.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
   1. Removal of unrequired network flows;
   2. Targeted education to include new residents of the development;
   3. Reduction in the demand for potable water.
8.  Retention of native hedgerows within the site;
9.  Screening comprising locally appropriate tree belts, hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
10.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes five Grade II Listed Buildings as informed by the stage 1 HIA;
11.  Any site specific infrastructure requirements from the IDP (likely to include education provision, highway mitigation, water and wastewater and specific community / open space provision).

All development Proposals within West Bergholt parish, will also be determined against the policies in the West Bergholt Neighbourhood Plan (adopted October 2019) where they are up to date and relevant.

Policy PP44: Land off Colchester Road, West Bergholt Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 100 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access is to be agreed with the Highway Authority and it will need to be demonstrated that the proposal would not be detrimental to highway capacity and safety;
3.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
4.  Development must ensure it does not harm the coalescence break which is defined in the West Bergholt Neighbourhood Plan and ensure appropriate mitigation and enhancement is provided as evidence through appropriate landscape character evidence to be agreed with the Council;
5.  Onsite BNG measures should focus on enhancing hedgerows and enhancing the condition and distinctiveness of grassland;
6.  Screening comprising locally appropriate hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
7.  Development must not discharge surface water to the foul sewer network;
8.  Applicants must demonstrate they have confirmed with Anglian Water Services that treatment capacity at the Water Recycling Centre is available to serve the development at the point of anticipated connection and where appropriate agree to phasing triggers to support development;
9.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
10.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water;
11.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes six Grade II, one Grade II Listed Buildings and Scheduled Monument to the east as informed by the Stage 1 HIA;
12.  Any site specific infrastructure requirements from the IDP (likely to include education provision, highway mitigation, water and wastewater and specific community / open space provision).

All development Proposals within West Bergholt parish, will also be determined against the policies in the West Bergholt Neighbourhood Plan (adopted October 2019) where they are up to date and relevant.

Policy PEP11 Land at Pattens Yard, West Bergholt Comment

Land at Pattens Yard, West Bergholt, as shown on the policies map, is allocated for employment uses in accordance with Policy E1. In addition to the infrastructure and mitigation requirements identified in Policy ST7 and subject to compliance with all other policies, proposals for employment uses will be supported on land within the area identified on the policies map which accord with Policy E1 and provide:

1.  Safe access to maximise opportunities for enhanced connectivity by sustainable modes to the surrounding area;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access is to be agreed with the Highway Authority and it will need to be demonstrated that the proposal would not be detrimental to highway capacity and safety;
3.  0.7ha of open space and/or green infrastructure;
4.  Screening from the wider landscape through the protection and enhancement of native trees and hedgerows;
5.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes six Grade II, one Grade II* Listed Building and a Scheduled Monument just outside to the east as informed by the stage 1 HIA;
6.  Liaise with ECC as the Minerals and Waste Planning Authority on waste matters given proximity to Patterns Yard Inert Recycling Centre.

All development Proposals within West Bergholt parish, will also be determined against the policies in the West Bergholt Neighbourhood Plan (adopted October 2019) where they are up to date and relevant.

Policy PP45: Land off New Road, Aldham Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 15 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access is to be agreed with the Highway Authority and it will need to be demonstrated that the proposal would not be detrimental to highway capacity and safety;
3.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
4.  Any loss of hedgerow to allow for suitable access must be compensated;
5.  Screening comprising locally appropriate hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
6.  Development must respond to the historic settlement pattern and use materials which are appropriate to local landscape character including the local vernacular of weatherboarding and brick;
7.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes four Grade II and one Grade II* Listed Buildings as informed by the stage 1 HIA.

Policy PP46: Land at Birch Green, Birch Comment Land at Birch Green (1) Enhanced Open Space Provision (2)

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 15 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access is to be agreed with the Highway Authority and it will need to be demonstrated that the proposal would not be detrimental to highway capacity and safety;
3.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
4.  'Enhanced Open Space' as shown on the Policies Map substantively in excess of 10% of the allocation area must be provided as open space onsite and demonstrate how this can link to the adjacent open space to the north;
5.  Screening comprising locally appropriate tree belts and/or hedgerows will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural wooded character;
6.  Grassland compensation and any mitigation set out in protected species surveys (there is a pond 25m east of the site) is required.
7.  Biodiversity enhancement and BNG measures should include grassland and hedgerow enhancement and tree planting;
8.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes nine Grade II Listed Buildings as informed by the stage 1 HIA.

Policy PP47: Land at Picketts Farm, Fingringhoe Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 5 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development and contribute towards meeting the identified housing requirements in the Fingringhoe Housing Needs Survey;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access is to be agreed with the Highway Authority and it will need to be demonstrated that the proposal would not be detrimental to highway capacity and safety;
3.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
4.  Screening comprising locally appropriate tree belts and/or hedgerows will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
5.  Grassland habitat should be created and the proposal should have regard to the Essex LNRS, which identifies a strategic opportunity for grassland habitat north of the site;
6.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes one Conservation area, one Grade I and seven Grade II Listed Buildings as informed by the stage 1 HIA;
7.  Applicants must demonstrate they have confirmed with Anglian Water Services that treatment capacity at the Water Recycling Centre is available to serve the development at the point of anticipated connection and where appropriate agree to phasing triggers to support development;
8.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
9.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
   1. Removal of unrequired network flows;
   2. Targeted education to include new residents of the development;
   3. Reduction in the demand for potable water.

Policy PP48: Kelvedon Road, Messing Comment Land at Kelvedon Road (1) Enhanced Open Space Provision (2)

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 25 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access is to be off Kelvedon Road to be agreed with the Highway Authority and it will need to be demonstrated that the proposal would not be detrimental to highway capacity and safety;
3.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
4.  'Enhanced Open Space' as shown on the Policies Map substantively in excess of 10% of the allocation area must be provided as open space. This should include a minimum of 1.7ha of public open space;
5.  Support will be given to delivering standing freshwater habitat to support the delivery of the strategic creation opportunities in the Essex LNRS;
6.  Screening comprising locally appropriate hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
7.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes one conservation area, one Grade II*, sixteen Grade II Listed Buildings and one scheduled monument as informed by the stage 1 HIA;
8.  Development must not discharge surface water to the foul sewer network;
9.  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.

Policy PP49: Land at St Ives Road, Peldon Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST 7 and subject to compliance with all other relevant policies, development will be supported on land within the area identified on the policies map which provides:

1.  Approximately 25 new dwellings of a mix and type of housing to meet evidenced needs and be compatible with surrounding development;
2.  Safe and suitable site access to required highway design standards. The point of vehicular access is to off St Ives Road to be agreed with the Highway Authority and it will need to be demonstrated that the proposal would not be detrimental to highway capacity and safety;
3.  Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way. Ensure provision of green infrastructure connections and recreational access to the countryside, also securing active travel links and connections to the settlement;
4.  'Enhanced Open Space' as shown on the Policies Map substantively in excess of 10% of the allocation area must be provided as open space. This should include a minimum of 0.6ha of open space within the site;
5.  Mature trees and hedgerows within the site should be retained;
6.  Screening comprising locally appropriate hedgerows and/or woodland will be required along the site boundaries to ensure that development is sensitively integrated into the landscape to reflect and reinforce rural character;
7.  Respect the setting of and conserve the local distinctiveness of the Church of St Mary (Grade I Listed Building) at Peldon which forms a prominent landmark, visible from much of the surrounding landscape due to its location on a localised knoll;
8.  Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes one Grade I, one Grade II* and fifteen Grade II Listed Buildings as informed by the stage 1 HIA;
9.  Applicants must demonstrate they have confirmed with Anglian Water Services that treatment capacity at the Water Recycling Centre is available to serve the development at the point of anticipated connection and where appropriate agree to phasing triggers to support development;
10.  Demonstrate adequate capacity for managing wastewater including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water;
11.  A range of measures in addition to prioritising SuDs (Policy EN8) and water efficiency measures to reduce the risk on impact on the WRC capacity as a result of planned growth including:
    1. Removal of unrequired network flows;
    2. Targeted education to include new residents of the development;
    3. Reduction in the demand for potable water.