Colchester Submission Draft Local Plan Regulation 19 Consultation 2026

Ends on 13th October 2026 (46 days remaining)

11. Place and Connectivity

11.1Places that are sustainable, inclusive, attractive and safe contribute to the health and wellbeing of our communities. High quality placemaking and design therefore plays an essential role in making places healthier. Good design helps reduce and mitigate the impacts of climate change, promote healthier lifestyles and create safer and more accessible places for people to live in or use.

11.2The quality of public realm plays a central role in creating well-connected, inclusive and safe places. The design of our neighbourhoods including in and around the home, public spaces and access to services, can influence physical activity levels, the food we eat, travel patterns, and health and wellbeing outcomes.

11.3 National policy requires planning policies to aim to achieve healthy, inclusive and safe places which promote social interaction, are safe and accessible, and enable and support healthy lives. This chapter covers a range of policies to achieve healthy, inclusive and safe places. Policies cover Healthier Food Environments, Active and Sustainable Travel, Parking Standards, Development Density, Domestic Development, Design and Amenity, Residential Schemes on Greenfield Sites, Private Amenity Space and Play and Child Friendly Places.

11.4The policies in this chapter will contribute towards all the themes of the vision by creating healthy, vibrant and diverse places that are sustainable, inclusive and well connected.

Policy PC1: Healthier Food Environments Comment View map Allotments Oaks Drive, Colchester

The Council will support development that contributes to a healthier food environment and improves access to healthy, affordable and sustainably produced food. This will contribute to promoting healthy lifestyles by providing access to, healthy, fresh and locally produced food, food growing opportunities and for exercise and recreation.

Access to food growing

  1. Development proposals must safeguard existing allotments, orchards, community gardens, food growing spaces and food markets unless it can be demonstrated that:
    1. the facility is no longer required; or
    2. equivalent or better provision will be secured in an accessible location.
  2. Major development should, where appropriate and proportionate to the scale and nature of development, incorporate new or enhanced opportunities for food growing, including allotments, orchards, community gardens, edible landscaping and spaces for local food markets.
  3. Allotments and other food growing spaces must be located so they are accessible to the communities they are intended to serve, including by walking, wheeling and cycling, and should provide inclusive access for all users.

Hot Food Takeaways and Fast-Food Outlets

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

Impact on children and young people:

  1. The Council will refuse proposals for new hot food takeaways and fast-food outlets within 400m walking distance of the main entrance or exits of:
    1. nurseries;
    2. primary schools;
    3. secondary schools and colleges;
    4. playgrounds;
    5. youth facilities; and
    6. other places where children and young people frequent unless the location is within a designated centre
  2. Within designated centres, proposals for hot food takeaways and fast-food outlets will be supported unless there is evidence that the impacts of clustering or cumulative impact resulting from an over concentration of such uses is having an adverse impact on:
    1. public health and wellbeing;
    2. amenity;
    3. air quality and pollution;
    4. crime, disorder and anti-social behaviour;

Concentration of takeaways

  1. To avoid excessive concentrations of hot food takeaways and fast-food outlets, proposals for these uses that fall within sui generis use class will be supported where the applicant can demonstrate that the following thresholds are not exceeded:
    1. Within local centres comprising nine units or less, no more than 15% of the existing shop units (or more than one unit) comprise hot food takeaways and fast food outlets;
    2. Within local or district centres comprising ten units or above, no more than 10% of the existing shop units comprise hot food takeaways and fast food outlets; and
  2. All proposals for hot food takeaways and fast-food outlets will require a proportionate Health Impact Assessment in order to appropriately consider the impacts of such uses on local health, pollution or anti-social behaviour, either individually or cumulatively. Proposals will be refused where impacts are shown as having an adverse impact, on communities / catchments they are intended to serve, unless they can be satisfactorily mitigated.

In considering proposals applying to criteria (e) and (g), evidence will need to include indicators such as:

  1. local obesity and healthy weight data;
  2. levels of deprivation;
  3. local health indicators associated with diet-related ill health;
  4. concentration and accessibility of existing hot food takeaways and fast food outlets;
  5. evidence relating to air quality and pollution;
  6. evidence of crime, disorder or anti-social behaviour;

Where necessary to make development acceptable, conditions may be used to regulate opening hours where this is appropriate and supported by relevant evidence.

Justification

11.5Planning has an important role in shaping healthy communities. Allotments and community gardens provide physical, mental and social health benefits as well as reducing household food costs.

11.6Hot food takeaways can provide a service to local people and add to the vitality and viability of centres but can also have negative impacts on health and wellbeing.

11.7Improving health, wellbeing and happiness is a key theme of the Council’s Strategic Plan. The Essex Healthy Weight Strategy (2024 – 2034) priorities addressing factors that influence the food environment, ensuring that the environment in Essex supports and enables people to maintain a healthy weight and minimises the risks of excess weight.

11.8 The Local Plan supports the delivery of these strategies, with the Council’s Local Plan vision outlining how it aims to contribute to healthier lifestyles with Policy ST1 demonstrating how new development needs to contribute to delivering a set of health outcomes, including to ‘promote a healthy food environment’. This policy sets out in more detail about how healthier food environments can be created.

11.9The policy aligns with and supports national public health and planning policy that seeks to ensure communities live in an environment which enables and promotes healthier lifestyles, the Government’s National Obesity Strategy highlights that eating out can contribute towards obesity through the consumption of more calories.

11.10 It outlines how the Council will seek to prevent a concentration of hot food takeaways, especially in areas where children and young people tend to spend time or congregate, to avoid clustering of such uses and to avoid adverse impacts on existing communities. One of these impacts is on people’s health.

11.11In England, average obesity levels are 10.5% for reception age children and 22.2% for Year 6 children based on 2024/25 national data shown in the Essex Joint Strategic Needs Assessment (JSNA). The Essex JSNA also shows that obesity for adults in Colchester is higher than the national average and slightly lower for children in year 6 and reception. However, there are wards in Colchester where the national average obesity levels of year 6 and reception age children are exceeded. This demonstrates that there are several parts of Colchester where serious health issues exist and this problem could worsen. Obese children are more likely than children of a healthy weight to be obese adults and have an increased risk of developing chronic diseases in adulthood. It is therefore necessary to ensure that the mix of uses, and the way in which buildings and spaces in town centres and community spaces are designed to promote active lifestyles and a healthy food environment.

11.12National policy requires that local planning authorities should refuse applications for hot food takeaways and fast-food outlets within walking distance of schools and other places where young children and young people congregate, unless the location is within a designated town centre; or in locations where there is evidence that a concentration of such uses is having an adverse impact on local health, pollution or anti-social behaviour.

11.13Aligning with this, this policy outlines how proposals for new fast food outlets and hot food takeaways will be refused in line with criterion a. In assessing whether a proposal for a new takeaway or fast food outlet would be acceptable, its distance from the settings identified in criterion a) will be measured according to realistic walking routes, relevant to the location and accessibility which applies to the proposal.

11.14 Criterion b goes on to outline that proposals in specific designated centres will be supported unless evidence exists that shows it could adversely impact on local health, amongst other factors. One piece of evidence linked to this will include existing obesity levels in Colchester. Therefore, in order to contribute to promoting healthier lifestyles, in addition to refusing planning permission for hot food takeaways and fast food outlets in line with policy criterion a, the Council will seek to refuse permission for new hot food takeaways and fast food outlets in wards where more than 15% of Year 6 children and 10% of reception age children are obese unless the application can sufficiently outline how the proposal will mitigate its impact on health outcomes. An applicant proposing a new hot food takeaway or fast food outlet will need to evidence relevant weight data for the ward, showing this is below the required threshold. Mitigation actions to make a development acceptable may include restricting opening hours at lunchtimes and school closing times or promoting healthier food options on menus.

11.15Another piece of evidence influencing use of hot food takeaways and fast food outlets, and thus the health of people is the concentration of units within a given area. If unhealthy food is convenient and easy to access, it is more likely to be consumed. This is influenced not only by the distance of hot food takeaways and fast food outlets, but also the concentration of them in an area.

11.16In England, there is an average of 100 hot food takeaways per 100,000 of population as of July 2026. In Colchester there are 81 hot food takeaways per 100,000 of population, but there are some lower super output areas (LSOAs) where the concentration of takeaways measures above this national average. It is recognised that in areas which overlap with the city centre or local or district centres, this average is more likely to be exceeded. However, to avoid an overconcentration of hot food takeaways and fast food outlets in certain areas, applicants will need to demonstrate mitigating steps to reduce impacts on health outcomes where new hot food takeaways are proposed in LSOAs where the number of hot food takeaways is above the national average.

11.17 Specifically within local or district centres, the Council will seek to prevent an overconcentration, or clustering, of takeaways. An overconcentration of takeaways is considered to be where hot food takeaways and fast-food outlets constitute 10% or more of the total number of units within local or district centres comprising 9 units or less or 15% of existing units in local or district centres comprising 10 units or above. Therefore, the Council would refuse permission for new hot food takeaway or fast food outlet proposals in local or district centres where these percentages would be exceeded unless the applicant can unless the application can sufficiently outline how the proposal will mitigate its impact on health outcomes.

11.18A Health Impact Assessment will be required to appropriately consider the impacts of new proposals. Health Impact Assessments are a useful tool in ensuring that the wellbeing of the community is considered as part of the design process and will be required to ensure that proposals for development selling hot food takeaway contribute to the creation of a healthy food environment.

Policy PC2: Active and Sustainable Travel Comment

To create places that maximise opportunities for active and sustainable travel for all and support healthy lifestyles, development should be planned around a network of safe and accessible active travel routes, appropriate to the scale of development and its location.

Proposals for development are required to:

  1. Give priority to the movement of people walking and cycling.
  2. Create safe, secure, convenient, well designed and attractive layouts that are permeable for active travel modes, prioritise desire lines and are inclusive and accessible for all.
  3. Ensure that cycling infrastructure is designed having regard to the latest best practice (LTN 1/20 or subsequent updated guidance).
  4. Protect, and where appropriate take opportunities to enhance. existing pedestrian and cycle routes, Public Rights of Way, and sustainable travel infrastructure.
  5. Link the development to the surrounding walking, cycling and public transport networks, having regard to the Local Cycling and Walking Infrastructure Plan, and improve connectivity to adjoining areas and key destinations.
  6. Where appropriate, facilitate access to high quality public transport.
  7.  Where appropriate, facilitate direct safe routes for active travel to appropriate local education and childcare provision; and include school frontages, streets and zones around new education and childcare facilities so that the external spaces they front onto are car free, having regard to the latest guidance.
  8.  Promote the use of car clubs and provide the required infrastructure where appropriate.
  9. Promote the use of shared micromobility and proved the required infrastructure where appropriate.
  10. Where relevant, and in accordance with latest best practice and guidance, development should incorporate mobility hubs of appropriate scale and in accessible locations, into designs at an early stage.
  11. Incorporate infrastructure provision for charging electric vehicles in line with the latest guidance and standards.
  12. Accommodate the efficient delivery of goods and services.

Justification

11.19Active and sustainable travel are key elements of sustainable development. The purpose of this policy is to ensure that development proposals support and maximise opportunities for active and sustainable travel through the provision of high quality active and sustainable travel infrastructure.

11.20National policy requires applications for development to give priority first to pedestrian and cycle movements; and second to facilitating access to high quality public transport. It requires planning policies to provide for attractive and well-designed walking and cycling networks.

11.21 Local Cycling and Walking Infrastructure Plans (LCWIPs), as set out in the Governments Cycling and Walking Investment Strategy, are a strategic approach to identifying cycling and walking improvements required at the local level. Essex County Council has prepared an LCWIP for Colchester, which identifies and prioritises cycling and walking improvements. The latest LCWIP Plan for Colchester was published in September 2024. This policy requires new development to link to the strategic LCWIP network and other existing walking and cycle routes where appropriate.

11.22The design of active travel routes and infrastructure is key to facilitating their use. If the routes between origins and destinations are safe, continuous, direct and attractive to use, this will encourage more people to consider using them. This should be achieved by ensuring all new active travel infrastructure is:

  • Accessible for all – coherent; direct, where possible following desire lines; continuous; and inclusive.
  • Safe and Secure – routes should be designed to encourage natural surveillance, and where appropriate lighting should be considered; well-designed routing and personal security.
  • Comfortable – constructed to appropriate widths, considering comfort for any users; adequate surfacing and well maintained.
  • Attractive – attractive public realm will encourage use.

Cycling infrastructure should be designed having regard to the latest best practice (LTN 1/20 or subsequent updated guidance).

11.23Routes within a development should link with existing and proposed pedestrian and cycle routes outside of the development area, including where appropriate those routes shown on the Colchester Local Cycling and Walking Infrastructure Plan (LCWIP) and any refresh of this plan, therefore providing onward connections to key destinations. It is also important that the existing active travel network is safeguarded and that any gaps in provision or improvements to the network are, where appropriate, delivered as part of new development proposals to create a coherent network linking the development to key local destinations.

11.24Where a school is proposed as part of development, the location of the school should be considered to ensure that it is accessible and central to the local community. New schools should be centrally located and within easy reach of homes and facilities to ensure ease of travel to school and to facilitate active travel. School sites should prioritise strong connections to active travel networks and public transport to promote sustainable travel and reduce reliance on cars. All schools will need to front a well-landscaped car-free street primarily for pedestrians and cyclists. Regard should be had to the Essex Design Guide Schools Design Guidance or subsequent updated guidance.

11.25Mobility hubs and halts provide connected places that facilitate convenient access to public, shared and active travel modes. A Mobility Hubs and Integrated Transport Halts: Implementation Guide (2024) has been produced by Essex County Council which provides guidance on the creation of new of improved mobility hubs and halts. Regard should be had to this, or any subsequent guidance, in the planning and design of mobility hubs.

11.26 Car clubs can be an attractive alternative to private car ownership and can reduce the parking impact of private cars. Electric car clubs can also provide access to low emission vehicles. Development proposals will be required to promote the use of car clubs and provide the required infrastructure where appropriate having regard to any relevant guidance.

11.27Shared micromobility offers convenient and cost-effective access to electric cycles for active travel for short journeys. Development proposals will be required to promote the use of shared micromobility and provide the required infrastructure, where appropriate, having regard to the latest guidance.

11.28Electric Vehicle charging provision should be informed by relevant up to date guidance, including the Essex Parking Guidance (2024).

Policy PC3: Parking Standards Comment

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

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

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

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

Infrastructure provision for charging electric vehicles should be incorporated in line with the latest guidance and standards.

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

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

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

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

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

Justification

11.29Parking directly and indirectly impacts on the environment, communities and the economy. The lack of, or poor planning of, parking provision can have a negative impact on the public realm and the local highway network and can restrict the accessibility and mobility needs of people and businesses. Over provision and poor management can lead to the inefficient use of land and can also discourage greater use of more sustainable modes of transport. The purpose of the policy is to achieve an appropriate balance to help achieve a reduced reliance on the private car while making provision for travel by all modes in a way that does not prejudice the safety or the quality of new development.

11.30The Essex Parking Guidance has been updated (2024). The Guidance aims to support the assessment of planning applications by ensuring proposals include an appropriate level of cycle parking, car parking and electric vehicle parking provision, and that parking designs and arrangements operate effectively and safely. The updated parking standards reflect changes in national policy.

11.31The updated Essex Parking Guidance recognises that the level of parking required for a development is dependant not only on the land use type, but also the level of connectivity to the site and it incorporates a zonal approach to parking standards recommending that a lower provision of vehicle parking may be appropriate in highly connected locations where there is good access to facilities via public transport, walking and cycling.

11.32The Essex Parking Guidance is considered appropriate guidance to inform levels of parking and parking standards in Colchester. The Council however recognises that there needs to be flexibility to provide appropriate parking based on local circumstances. Proposals which provide levels of parking below these standards should be supported by evidence detailing the local circumstances that justify this. Any locally set parking guidance or updated guidance will need to be taken into account where relevant.

11.33Electric Vehicle charging provision should be informed by relevant guidance and standards. The Essex Parking Guidance (2024) sets out requirements for electric vehicle charging provision as part of new development. Essex County Council has also prepared an Electric Vehicle Charge Point Strategy to deliver ‘the Right Charger in the Right Place’ (2023/24).

Policy PC4: Development Density Comment

The Council will support development densities that make efficient use of land, are design-led and respond to the specific opportunities and constraints of proposed development sites. The suitability of a development’s density will be considered in the context of potential impacts on residential amenity in the surrounding areas. Sites located in the City Centre, the urban and the larger site allocations (including allocations in North East Colchester, Berechurch Hall Road, Great Horkesley and Langham) should be mindful their context and the opportunity to provide higher densities and compact forms of development that ensure an efficient use of land.

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

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

  1. The character of the site and its immediate surroundings, as well as the wider locality, including where applicable the setting of designated heritage assets;
  2. The adequacy of the access and the local road network to accommodate the traffic likely to be generated by the proposed development (supported by evidence) as well as the scope to enhance walking and cycling access to local amenities and public transport;
  3. The existing landscaping, trees and hedgerows on the site and the need for further landscaping;
  4. The provision of appropriate on-site amenities to serve the development in accordance with Policy PC6 and any relevant adopted guidance including the provision of open space and sustainable drainage facilities where suitable;
  5. Ensuring that development achieves an appropriate balance between private and publicly accessible space. Where higher net densities are proposed, particularly in accessible locations, priority should be given to the provision of high-quality, publicly accessible spaces over excessive private space, provided this results in a high standard of residential amenity, parking provision and place-making;
  6. An adequate standard of residential accommodation being provided for future occupants in accordance with policy PC5;
  7. An appropriate mix, size and type of housing as informed by the various housing policies.

Higher density development that exceeds surrounding densities will be supported where it is appropriately located, makes efficient use of land and demonstrates a high standard of design and placemaking. Any adverse impacts arising from the increased density should be adequately mitigated.

Justification

11.34The density of new developments can have significant implications for sustainability, local character, travel behaviour, the efficient use of land and residential amenity. In practice many factors will have a moderating effect on densities including the provision of on-site facilities such as the provision of public open space, vehicular access, sustainable drainage systems, vehicle parking and cycle storage facilities.

11.35Where development is proposed in highly accessible locations, it is important to optimise capacity through the use of higher densities. For example, locations with good accessibility to services and sustainable transport, such as the City Centre, are more suited to higher density development than areas with poor accessibility to services and sustainable transport. Higher densities in accessible locations can accommodate more people and allow residents to easily access their needs by walking and cycling as well as providing a sufficient threshold of demand to support public transport provision which in turn supports the viability of local businesses, and other forms of key economic and social infrastructure.

11.36 However, it is important that the Council has a flexible approach to housing densities in order to reflect site-specific considerations such as local character and townscape because development that is poorly located or poorly designed can have adverse impacts on the quality of life of both existing and future residents. It is therefore vital that high density developments are well designed and have regard to the provision of adequate open spaces and a high-quality public realm whilst also enhancing heritage and biodiversity conservation.

11.37Densities therefore may need to be moderated at less accessible locations and to reflect local character. The provision of open space, parking and a mix of housing will also have moderating effect on densities. The density of developments also needs to be informed by the provision of open space, parking, the character of the area and the mix of housing.

11.38 In areas where there is a need for affordable homes, higher density development may be considered to increase the supply of housing. However, this must still be balanced with ensuring that the development is of high quality, with suitable infrastructure and amenities.

11.39Comparing net and gross densities can highlight the efficiency of land use. Gross density helps address overall land-use balance in large-scale developments to ensure new developments align with broader spatial strategies. Net density focuses on maximising housing delivery on residential land.

Policy PC5: Domestic Development Comment

Residential alterations, extensions and outbuildings

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

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

Residential annexes

Residential annexes will be supported where the need for additional space cannot be met within an existing dwelling, an extension to the dwelling or a building conversion within the site, provided the proposal meets all of the following criteria:

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

Flat conversions

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

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

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

Replacement dwellings in the countryside

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

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

Justification

11.40Permitted Development Rights enable some small-scale changes to domestic properties without requiring planning permission. However, there are a number of scenarios where planning permission is still required including residential alterations, extension and annexes and flat conversions. Domestic development proposals represent a large number of planning applications received by the Council.

11.41 This policy sets out the criteria which are to be applied when assessing these planning applications, alongside other relevant policies in the Local Plan.

11.42The Council wishes to retain and promote a balanced mix of dwelling types and sizes across Colchester and avoid the loss of smaller and more affordable units. Therefore, extensions and annexes should always be compatible and subordinate to the original dwelling and not result in the over-development of residential plots.

11.43The Council also wishes to ensure that dwellings do not incrementally grow by a succession of small extensions which cumulatively can alter the scale and character of the original dwelling. Therefore, the cumulative impact of proposals will be taken into account when determining applications for domestic alterations. For the purposes of this policy, the ‘original’ dwelling is defined as the building as it existed on 1st July 1948, or as it was originally built, if later than this date.

11.44The Council recognises the important contribution flat conversions make to the provision of smaller and more affordable dwellings, particularly in urban areas where demand for such units are at their highest. However flat conversions will only be permitted where they are sympathetic to the original dwelling and make appropriate provision for amenity, storage and parking. Importantly flat conversions should not result in unsatisfactory living conditions for future residents.

11.45This policy allows householders the freedom to develop their property in a manner they choose whilst ensuring that proposals do not adversely affect the original dwelling or the surrounding area or residential amenity.

11.46 In order to retain the availability of smaller and more affordable dwellings in the countryside, it will be appropriate to require replacement dwellings to be of an appropriate scale. Extensions to and replacement dwellings in the countryside should respect their rural setting and not result in any greater adverse impacts than the original dwelling.

11.47 In order to protect the countryside, proposals for extensions of domestic gardens into the open countryside will not be permitted if they result in an adverse impact on the surrounding countryside; result in the loss of good quality agricultural land; or set a precedent for unacceptable extensions to gardens at one or more neighbouring properties. Where planning permission is granted, applicants may be expected to relinquish their permitted development rights over the new area of garden.

Policy PC6: Design and Amenity Comment

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

The Council will use and/or promote a range of planning processes and tools to help achieve high quality design, including design review and design codes. In addition to the requirements of Policy ST8, development proposals must demonstrate that they and any ancillary activities associated with them will, where relevant and proportionate:

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

Development proposals must demonstrate that they, and any ancillary activities associated with them will be in accordance with submitted Masterplans and Design Codes for specific sites and areas, ensuring coordinated, high quality design outcomes. The Council may also implement Design Briefs and Design Codes for smaller developments. These documents along with existing guidance on Backland and Infill, External Materials, Landscaping, and Public Realm, should be taken into account in preparing plans for submission.

Justification

11.48Good design is integral to good planning and a fundamental requirement of national policy for achieving sustainable development. High quality design creates desirable, functional and efficient places, benefitting residents, businesses and visitors while fostering improved amenities, inclusive communities, economic activity and reduced environmental impact. This is particularly critical for Colchester, where good design can generate local support for planned growth, complement the City’s heritage assets and ensure regeneration activities leave a lasting placemaking legacy.

11.49 All new residential development proposals must clearly demonstrate how opportunities for crime and antisocial behaviour have been minimised. This should be evidenced through supporting documentation such as Design and Access Statements and, where relevant, Health Impact Assessments. Where appropriate, development proposals should seek to achieve a ‘Secured by Design’ award to support meeting this objective. Incorporating these measures contributes to the delivery of sustainable communities by promoting safety, strengthening social cohesion, and fostering a sense of place.

11.50In Colchester, as elsewhere in the UK, there is a need to deliver high quality design, whilst still ensuring sustainable development is viable and deliverable. As a result, there requires clear and practical guidance that reflects best practices and provides flexibility to respond to site specific challenges and opportunities.

11.51The promotion of design excellence in Colchester will be achieved through the adoption of effective processes, tools and guidance, including:

  • Good design team selection, including ecologists and landscape architects and encouraging early engagement through pre-application dialogue, planning performance agreements, consultation with key stakeholders and the community;
  • Design guidance (e.g. masterplans, design codes, development briefs and neighbourhood plans) for priority growth and regeneration areas. These might be produced by the Council or other key stakeholders as appropriate;
  • Site and context analysis required through analysis to identify opportunities and constraints and the design response needed to enhance local character and address site specific needs;
  • Alternative options to encourage the exploration of multiple design approaches to identify the best possible outcome;
  • Independent Design Review for significant or complex proposals to provide objective, expert feedback on appropriate schemes;
  • Supporting well designed self and community led development; and
  • Ensuring applicants provide sufficient design material to allow accurate assessment of their proposals.

11.52 Requests by the Council for information in relation to applicant’s design proposals will be reasonable and proportionate to the nature and scale of the proposal to avoid unnecessary burdens on applicants. Some of the adopted neighbourhood plans include design policies. National policy highlights the importance of plan-led development through to detailing, especially on larger scale developments. This can be achieved by following the principles of Garden Cities (TCPA publication) or those of other potentially appropriate urban design models, such as urban, village and arcadian case studies outlined in the Essex Design Guide.

11.53The Council has published a number of Guidance Notes, which will replace Supplementary Planning Documents in time, and are intended to be used to assist in the preparation of planning applications. These provide detailed information on a number of design related matters and will be used to help inform decision making.

Policy PC7: Residential Schemes on Greenfield Sites Comment

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

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

Justification

11.54The purpose of this policy is to guide the design and layout of major residential developments on greenfield sites to ensure they are well-integrated, sustainable, and responsive to their context. It seeks to achieve the following:

  • Ensure that public open spaces are centrally located and accessible, creating opportunities for recreation, social interaction, and community engagement while minimising disruption from parking and vehicular movement.
  • Promote the incorporation of natural elements, such as planting and water features, into the urban fabric to enhance biodiversity, improve environmental quality, and support community well-being.
  • Require buildings to front public spaces and boundaries to enhance safety, activity, and aesthetic integration with the surrounding environment.
  • Encourage developments to establish a distinctive and high-quality identity that respects Colchester’s architectural styles and vernacular, whether through traditional or contemporary design approaches.
  • Foster a sense of place by creating distinct character areas within the site using thoughtful design elements, such as street hierarchy, landscaping, and architectural detailing, contributing to a unique and cohesive community identity.
  • Promote well-integrated, landscaped parking areas that minimise visual impact, enhance air quality, and contribute to biodiversity while maintaining security and accessibility.
  • Ensure developments feature clear street hierarchies and prioritise active travel routes, supporting modal shifts and enhanced connectivity within and beyond the site.
  • Maintain appropriate separation distances and design layouts to balance amenity and placemaking considerations for current and future occupants.
  • Include focal buildings and consistent architectural detailing to enhance legibility, orientation, and visual appeal across the site.
  • Ensure functional elements like boundary treatments, meter housing, and rainwater goods are carefully integrated into the design to uphold overall quality and visual harmony.

11.55Overall, this policy aims to ensure that new residential developments on greenfield sites are sustainable, attractive, and contribute positively to their surroundings and the wider community.

Policy PC8: Private Amenity Space Comment

All residential proposals must provide direct and convenient access from the dwelling to an area of private amenity space, provided either individually or communally. The level and typology of private amenity space provision should be informed by its context and the needs of its intended users. Private amenity space must be designed to a high standard for day-to-day domestic use to optimise its use, to meet the recreational needs of intended users and promote health and wellbeing. The siting, orientation, size and layout must create a secure and usable space that functions well, which has an inviting appearance for residents and is appropriate to the surrounding context. Environmental factors that may affect its usability such as sunlight and shade, noise, pollution and drainage must be considered, see Environment policies EN8, EN8a and EN9. All private amenity spaces must be designed to achieve an appropriate degree of privacy. Some degree of overlooking may be acceptable in higher density areas, where this does not result in material harm

The following standards shall apply:

All new residential development shall provide adequate outdoor amenity space at a minimum standard of 25m2 per bedroom for houses and maisonettes, or 25m2 per flat, with a minimum of 50m2 for any individual or shared private amenity space. This may be delivered either as private amenity space or shared communal provision or combination of the two (where balconies are provided the space provided may be taken off the communal requirement).

The minimum standards above should normally be met. In exceptional cases a reduced quantum may be acceptable where the proposal demonstrates high levels of accessibility to an area of strategic open space and facilitates high quality and enhanced design outcomes. A larger amount of private amenity space may be required for small infill (including backland) schemes to reflect the character of the surrounding area. Proposals for infill development will not be permitted if they unacceptably reduce the level of existing private amenity space provision for existing dwellings.

For proposals in highly accessible and sustainable locations such as the city centre, where higher densities may be appropriate, reduced private amenity space for houses and flats may be acceptable where this reflects the sites context, facilitates appropriate densities and delivers high quality and enhanced design

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

Justification

11.56Policy PC8 ensures that all residential development provides sufficient amount of outdoor space for residents. For houses and maisonettes, standards are proportionate to the number of bedrooms, reflecting a greater need for larger private outdoor space associated with family living. For flats, provision is typically made through communal amenity space with a minimum of 25m2 per flat. This can be made up of a combination of private, through balconies or terrace and communal space. This means that as the number of units increases, the total amount of amenity space required increases accordingly.

11.57All residential development must provide new residents with access to private and/or communal amenity space, in addition to public open space requirements. At least 25m2 per dwelling of private/communal open space will be sought for flats and maisonettes, whilst houses should provide larger private gardens. The National Design Guide recognises that well-designed homes and buildings include the provision of good quality external environments, promoting health and wellbeing; and relate positively to the private, shared and public spaces around them, contributing to social interaction and inclusion.

11.58Private amenity space can add significantly to the quality of life of residents of all ages through the provision of access to daylight, fresh air, space to dry washing, socialise, play, enjoy wildlife and a place to grow plants/vegetables. The Council considers that private amenity space is essential for the creation of good quality homes that promote health and wellbeing and will continue to apply a policy of minimum standards for private amenity space. The Essex Design Guide provides design guidance on how the design of private amenity space can best be achieved.

Policy PC9: Play and Child-Friendly Places Comment

All major development should contribute to the creation of healthy, inclusive and safe places for play, providing a variety of play opportunities that support the needs of all children and young people.

Development proposals will be supported where they incorporate the following principles in the design of play where appropriate and as proportionate to the size of the development:

  1. Provide opportunities for play as an integral part of the design and layout of development, including formal, informal and natural play, and are not reliant solely on designated equipped play areas;
  2. Incorporate opportunities for incidental play within streets, routes and public realm, supporting a ‘play on the way’ approach and enabling play as part of everyday movement and activity;
  3. Provide a range of play opportunities appropriate to different ages and abilities, including opportunities for physical activity, social interaction and informal recreation, and where appropriate include provision for older children and teenagers;
  4. Are safe, inclusive and accessible to all, supporting independent mobility and ensuring that play opportunities are welcoming to children and young people of all abilities and backgrounds;
  5. Integrate play provision within the green network and waterways, open spaces and the wider public realm, contributing to multifunctional spaces, biodiversity and sense of place; and
  6. Are designed as part of a comprehensive approach to placemaking, ensuring that play contributes positively to the character, function and quality of development.

Justification

11.59 The purpose of this policy is to ensure that development contributes to the creation of child-friendly and playable neighbourhoods. Play is an important component of health and wellbeing and supports physical activity, social interaction and the development of children and young people.

11.60Play is not limited to formal equipped play spaces, but also occurs within streets, routes and informal spaces as part of everyday life. Development should therefore create playable spaces where opportunities for play are embedded within the built and natural environments and public realm. In assessing play provision and child friendly spaces, the Council will have regard to the Fields In Trust Standards: Creating Great Spaces for All, which sets out a proportionate range of play spaces according to its scale, from informal play spaces in smaller developments through to a full hierarchy of play provision for all ages and abilities in larger developments. E.g. (Developments up to 20 homes should provide informal play spaces, between 21 and 100 homes should provide Local Areas of Play (LAPs) and informal play spaces; between 100 and 500 homes should provide Local Equipped Areas of Play (LEAPs), Local Areas of Play (LAPs) and informal play spaces; of more than 500 homes should provide all types of play spaces for all ages and abilities including Neighbourhood Equipped Area for Play (NEAPs). Additional information on creating space for play is included in Sport England’s Active Design Guidance.

11.61This policy should be read alongside Policies GN1, ST1, ST8, PC1 and PC6, which set out detailed requirements for open space, design and placemaking.

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