Colchester Submission Draft Local Plan Regulation 19 Consultation 2026

Policy CC1: City Centre Comment Core City Centre Boundary (1) Primary Shopping Area (2) Transport Interchange Boundary (3)

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,including supporting a vibrant and diverse evening and night-time economy where compatible with the amenity of surrounding uses. 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, including consideration for the location of a future Colchester transport interchange within the boundary of the area of search in the city centre as shown on the Policies Map.

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 enhancement of the public realm, 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 not only need to 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 ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 100 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of the surrounding development;
2. Proposals must have regard to the Britannia Yard Design Framework in the Colchester City Centre Masterplan;
3. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. the protection of key views (east from St Botolph’s Church Walk and south of the site);
   2. provision of an appropriate western and north-western buffer to the Scheduled Monument, as well as retention of and enhancement of boundary trees;
   3. the layout and access should respect the historic street patterns;
   4. avoid dense and uniform layouts;
   5. establish principles over treatment of setting and archaeological evaluation and management;
4. Safeguard suitable access for the maintenance of existing sewage infrastructure on the site.
5. Contributions will be required towards:
   1. Colchester Town Mobility Hub;
   2. Improvements to relevant LCWIP routes;
   3. Flood risk solutions, in accordance with Policy EN8, EN8a and the Colchester Surface Water Management Plan recommendations for Critical Drainage Area COL 003 (Abbey Gate);
   4. New bus station and interchange and St Botolph’s Circus Roundabout improvements.

Policy PP2: Vineyard Gate, Colchester Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP, and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 100 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. Proposals must have regard to the Vineyard Gate Design Framework in the Colchester City Centre Masterplan;
3. Safe and suitable vehicle access to the site to be off Osborne Street and Stanwell Street to be agreed with the Highway Authority;
4. Provide pedestrian connections directly to / from Lion Walk;
5. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. preservation and enhancement of the Scheduled and Listed Town Walls and their setting, with any works affecting the SAM and listed building requiring consent.
   2. a buffer of green space should be used to south of SAM and listed Town Wall to the northwest and east of the site;
   3. public access should be maintained with appropriate signage to promote understanding;
   4. the layout of streets within the site should form view corridors, including extending the view of St Botolph’s Church to the east by extending the line of St Botolph’s Church Walk within the site;
   5. retention and reinforcement of historic street patterns and connections to maintain its historical connections;
   6. refurbishment of buildings that contribute positively to the Conservation Area;
   7. removal or redevelopment of features that detract from the area’s significance and
   8. sensitive building heights and massing that preserve the historic skyline.
6. Safeguard suitable access for the maintenance of existing water supply and sewage infrastructure on the site.
7. Contributions will be required towards;
   1. Colchester Town Mobility Hub;
   2. Improvements to relevant LCWIP routes
   3. Flood risk solutions, in accordance with Policy EN8, EN8a and the Colchester Surface Water Management Plan Recommendations for Critical Drainage Area CDA COL 003 (Abbey Gate);
   4. A new bus station and interchange, and a new gateway at Vineyard Street.

Policy PP3: St Runwald Street Car Park, Colchester Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 40 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. Proposals must have regard to the Colchester City Centre Masterplan;
3. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (updated July 2026) which identified key sensitivities and mitigation measures for this site, including but not limited to:
   1. the layout to reflect the historic form and evolution of the site, including the former Cups Hotel and associated outbuildings;
   2. Respecting the character and appearance of the Colchester Area 1 Conservation Area;
   3. the protection of key views (Town Hall, St Peter’s Church and Jumbo) through appropriate building heights;
   4. respecting the historical street patterns, avoiding excessive street clutter and
   5. establishing principles over treatment of setting and archaeological evaluation and management.
4. Prior to the submission of a planning application the developer will be required to undertake and fund further archaeological evaluation and recording to fully characterise the archaeological potential of the site and identify and archaeological mitigation measures that may be necessary;
5. Development must safeguard suitable access for the maintenance of existing sewage infrastructure on the site.
6. Contributions will be required towards:
   1. Colchester Town Mobility Hub;
   2. Improvements to relevant LCWIP routes;
   3. Flood risk solutions, in accordance with Policy EN8, EN8a and the Colchester Surface Water Management Plan Recommendations for Critical Drainage Area CDA COL 012 (Balkerne Hill Roundabout);
   4. A new bus station and interchange.

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 and proposals for employment uses will be supported subject to compliance with all other relevant policies of this Plan and provide the infrastructure and mitigation requirements identified in Policy ST7.

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 (Adopted October 2023) where they are up to date and relevant.

Policy PP4: Braiswick, Colchester Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 30 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development and to incorporate a landscape buffer along the northern boundary.
2. Maximise opportunities for the site for wildlife including:
   1. delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the retention and enhancement of the condition of existing grassland and scrub;
   2. Potential opportunities including retention of mature trees with veteran features along the north boundary, woodland retention and management, grassland management and potential for wildflower-rich grassland creation.
   3. Seek to avoid / minimise the potential threat of habitat loss and fragmentation associated with development, and the threat of disturbance and degradation associated with its long-term occupation (as identified in the LoWS Review 2026).
3. Contributions will be required towards:
   1. active travel links to include connections and improvements to Bakers Lane, LCWIP (Walking and Cycling) Routes; and
   2. North Station Mobility Hub.

All development proposals within Myland and Braiswick Neighbourhood Plan Area, will also be determined against the policies in the Myland and Braiswick Neighbourhood Plan (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 ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 50 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development.
2. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitat: restoration of the previous line of the watercourse and creation of higher distinctiveness grassland in the north of the site.
3. In accordance with Policy EN6, development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. maintaining a physical buffer to Braiswick Farmhouse in the north;
   2. limits on building heights;
   3. the use of green space (especially in the north);
   4. keeping access away from the area of the listed building;
   5. further work of archaeological evaluation is recommended in order to reduce and/or offset any adverse impacts from any development.
4. Contributions will be required towards:
   1. North Station Mobility Hub;
   2. Relevant LCWIP routes.

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

Policy PP6: Land at Colchester Station, Colchester Comment Residential Allocation (1) North Station Mixed Use Area (2)

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 250 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development.
2. Commercial floorspace to serve commuters and the surrounding community.
3. Priority route for active travel through the site from east to west linking with existing active travel routes. A pedestrian connection should be provided to the underpass to Charter Wood, and the railway underpass upgraded through lighting, CCTV or murals to make it user friendly and safe.
4. Priority interchange facilities and shared mobility hub to support active travel modes.
5. Enhancements to the station as a transport / mobility 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.
6. Consolidated parking provision for the station with no net loss of parking capacity.
7. Servicing needs to avoid conflicts between pedestrian and car borne station users.
8. Solutions to address the risk of surface water and groundwater flooding across the entire site.
9. Safeguard suitable access for the maintenance of existing sewage infrastructure on the site.
10. Contributions will be required towards:
    1. active travel links to include connections and improvements to LCWIP (Walking and Cycling) Routes to the station and city centre, and
    2. North Station Mobility Hub.

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

Policy PP7: Land at Bakers Lane, Colchester Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 120 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development.
2. Provide a safe and direct pedestrian connection to an existing footway within close proximity to the site and ensure connectivity with existing Public Rights of Way.
3. Maximise opportunities for the site for wildlife including:
   1. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities including for the following onsite habitat: buffering and expanding Co94 Lexden Dyke LoWS and woodland habitat with new planting including structured edge habitat and retaining and enhancing the condition of existing grassland and scrub;
   2. Retain and create woodland edge around Lexden Dyke LoWS and Priority habitat.
4. In accordance with Policy EN6, development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. the preservation and enhancement of the Scheduled Monument and associated archaeological remains, any works will require Scheduled Monument consent;
   2. protection of Moat Farm Dyke ancient woodland through appropriate buffer;
   3. retention and enhancement of trees, hedgerows and other landscape features in and around the site;
   4. a layout that reflects the historic field patterns and landscape character;
   5. the use of green infrastructure to break up built form and avoid large, uniform blocks of development;
   6. protection of views and the setting of nearby heritage assets;
   7. site access to be located to the north-west away from the area of ancient woodland;
   8. establish principles over treatment of setting and archaeological evaluation and management.
5. Development will need to protect and enhance the setting of the Scheduled Ancient Monument (SAM), with no built development within the SAM. Proposals must demonstrate how the SAM will be protected during and after development. A significant buffer will be required, which could form part of the open space provision. The full extent of this buffer should be agreed with Historic England. No groundworks should be carried out within the area of the SAM without Scheduled Monument Consent from Historic England.
6. Contributions will be required towards:
   1. active travel links to include connections and improvements to LCWIP (Walking and Cycling) Routes and a walking route access to bus stop on Bakers Lane;
   2. North Station Mobility Hub;
   3. Improvements to A12 including junction 27.

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

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 consultees including Historic England, 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 PP8: Land at Lakelands Crescent, Colchester Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 5 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. Safe and suitable site access to required highway design standards to be taken from Wren Close and agreed with the Highway Authority.

Policy PEP4: Maldon Road, Colchester Comment

Land west of the Colchester Recycling Centre, Maldon Road, as shown on the policies map, is allocated for employment uses in accordance with Policy E1 and proposals for employment uses, and where appropriate opportunities for intensification, will be supported subject to compliance with all other relevant policies of this Plan. In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. preserve the association of the site with Brickwall Farmhouse and the isolated character of the building, avoiding development in the south-western part of the site;
   2. preserve the rural character of the area, especially the western end of the site, avoiding large buildings here;
   3. tree lines to the north, east and south of the site should be preserved and enhanced to maintain visual screening for nearby heritage assets;

      Access should be located to the north-east in order to reduce traffic and visual intrusions;

   4. prior to the submission of a planning application the developer will be required to undertake and fund further archaeological evaluation and recording to fully characterise the archaeological potential of the site and identify and archaeological mitigation measures that may be necessary;
2. The site is within a Waste Consultation Area (WCA). Applications made within WCAs are required to include a Waste Infrastructure Impact Assessment (WIIA) as part of its evidence base. Please liaise with the Minerals and Waste Planning authority for further information with regards to the scope and content of WIIA given proximity to Shrub End Recycling Centre for Household Waste.
3. Contributions will be required towards improvements to Warren Lane/ Maldon Road Junction.

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

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver a comprehensive, high quality and co-ordinated development that provides for the following site-specific requirements:

1. A predominantly residential development including community infrastructure, strategic open space and approximately 2,000 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development. The number of new dwellings could be lower if the requirements below result in less developable land.
2. 'Enhanced Open Space' as shown on the Policies Map substantively in excess of 10% of the allocation area must be provided as open space. Open space shall protect and reinforce existing landscape structure, maximise the width of the undeveloped corridor between Colchester and the proposed Garden Community, retain and enhance existing Public Rights of Way, and provide opportunities for habitat creation, informal recreation, active travel and contributions to on-site SANG.
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.
4. An active travel plan to be agreed with the Council which ensures site wide active travel connectivity including a connection across the railway line, links within and beyond the site and provides a connected network of multifunctional green infrastructure incorporating retained Public Rights of Way, connections and enhancements to the Colchester Orbital, new circular walking routes, green corridors and accessible strategic open spaces, maintaining attractive recreational links both within the site and to the surrounding countryside, which may contribute to the provision for SANG.
5. Sufficient ecological surveys must be conducted across the site by the applicant to inform how the threat of habitat loss, fragmentation and impacts on biodiversity can be avoided and minimised. To avoid and mitigate impacts to biodiversity, the proposal must:
   1. Include protection from recreational disturbance to, and enhance ecological connectivity between, Bullock Wood SSSI, Welsh Wood LoWS, Walls Wood LoWS and the Salary Brook Strategic Biodiversity Area through the use of buffers around the SSSI and LoWS' and creation of habitat corridors;
   2. ensure an arboricultural consultant with VETcert certification determines the location of any veteran trees on site and prepares a management plan to ensure any veteran trees are retained and impacts on them mitigated;
   3. include a minimum 50 metre buffer to Bullock Wood SSSI, which could form part of on-site SANG provision. Any variation will need to be justified by evidence to demonstrate the use of a greater or lesser buffer. A hydrological impact assessment must also be undertaken to inform the layout and scale of the buffer, alongside design of any water reuse/drainage features, to ensure development does not impact on the movement of water in a way that could cause habitat deterioration. The contribution of the ancient woodland to landscape character, settlement setting and visual containment should also be recognised. The extent of the buffer must be agreed through consultation with Natural England;
   4. determine if parts of the site could meet LoWS criteria through presence of notable bird population such as skylark and existing hedgerow with trees forming a wildlife corridor having regard to information in the Colchester LoWS report (2026). Where part of the site may meet LoWS selection criteria, ensure appropriate mitigation and compensation measures incorporated into the design of the proposal including potential for a wildlife corridor and bird corridor.
6. The Salary Brook watercourse present within the site must be protected and buffered, with water quality protected and the biodiversity value conserved and enhanced.
7. Demonstrate that there is capacity available in the sewerage network and at the receiving Water Recycling Centre to accommodate wastewater flows from the proposal for treatment and discharge. Where insufficient capacity is available to serve the proposal at the point of anticipated connection, development will be required to be phased, or otherwise appropriately managed, to ensure that connections do not take place until the necessary infrastructure capacity is available.
8. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. the protection of ancient woodland and its setting through the provision of appropriate buffers to the north-west and south-east of the site;
   2. utilising areas of green space to break up areas of development and allow views between areas of woodland;
   3. utilising areas of woodland planting to maintain connections with the surrounding rural landscape;
   4. building heights and massing that respect the site’s heritage and landscape context;
   5. a plan and layout informed by the surviving post-medieval historic field pattern;
   6. Prior to the submission of a planning application the developer will be required to undertake and fund further archaeological evaluation and recording to fully characterise the archaeological potential of the site and identify any archaeological mitigation measures that may be necessary. These additional works will be secured through the use of conditions and legal agreements;
9. Development proposals within a Mineral Safeguarding Area will require a Mineral Resource Assessment (MRA). This applies to all planning applications for development on a site located within an MSA that is 5ha or more for sand and gravel, 3ha or more for chalk and greater than 1 dwelling for brickearth or brick clay. Please liaise with the Minerals and Waste Planning Authority for further information with regards to the scope of the MRA.
10. Before granting planning consent, wintering bird surveys will be undertaken to identify any offsite functional habitat. Wintering bird surveys should comprise two winter seasons, and both diurnal and nocturnal surveys. Natural England should be contacted for advice on how to determine whether mitigation is required based on the strength of the functional link. 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.
11. In addition to any relevant requirements under Policy ST7 the development will need to provide:
    1. A two form entry primary school co-located with early years within the site on a parcel of land measuring 2.2ha;
    2. additional clinical capacity at Highwoods GP or alternative increased GP provision in the local area;
    3. Formal and informal sport and leisure provision should be provided on site aligned with an approved masterplan and informed by an open space, sport and recreation strategy which responds to evidence of local need which may form part of the on-site Suitable Alternative Natural Greenspace (SANG);
12. Financial contributions will be required towards:
    4. LCWIP (Walking and Cycling) routes, links within and beyond the site and provides a connected network of incorporating including connections and enhancements to the Colchester Orbital and existing Public Rights of Way.
    5. Improvements to Parsons Heath/ Harwich Road/ Bromley Road junction;
    6. Improvements to Ipswich Road / Severalls Lane junction
    7. Improvements to St Johns Road / Parsons Heath junction
    8. Mobility Hubs including Bromley Road Schools Hub, Ipswich Road/Severalls Lane Hub and City Centre Bus interchange

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 ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver a comprehensive, high quality and co-ordinated development that provides for the following site-specific requirements:

1. A predominantly residential development including community infrastructure, strategic open space and approximately 875 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development
2. Safe and suitable site access to required highway design standards with access via the adjoining development off Berechurch Hall Road and off Layer Road, to be agreed with the Highway Authority.
3. An active travel plan to be agreed with the Council which ensures site wide active travel connectivity including links beyond the site. This should include incorporating off road walking and cycling routes, and links to Public Rights of Way including bridleways, to enable connections to Gosbecks and Friday Woods and the existing Public Rights of Way Network.
4. Provision of bus stops to serve the development proposal to be agreed with the Highway Authority.
5. 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 this location.
6. Enhancement of the quality and value of Camulodonum Way open space.
7. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitat: improving east to west connectivity between Gosbecks to the west and Friday Woods to the east (which are strategic priority areas for biodiversity).
8. Measures to mitigate the impacts of recreational disturbance to the Roman River Valley SSSI.
9. Demonstrate that there is capacity available in the sewerage network and at the receiving Water Recycling Centre to accommodate wastewater flows from the proposal for treatment and discharge. Where insufficient capacity is available to serve the proposal at the point of anticipated connection, development will be required to be phased, or otherwise appropriately managed, to ensure that connections do not take place until the necessary infrastructure capacity is available.
10. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025 and 2026 update) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
    1. The retention and enhancement of planting around the edges of the site to provide natural screening between heritage assets and new development;
    2. A gradual increase in density and scale of development, particularly from the western edge;
    3. Limits on building heights;
    4. establish principles over treatment of setting, and archaeological evaluation and management;
11. Contributions will be required towards:
    1. improvements to public transport including provision of new bus stop(s) Berechurch Hall Road / Layer Road;
    2.  Relevant LCWIP routes
12. Before granting planning consent, wintering bird surveys will be undertaken to identify any offsite functional habitat. Wintering bird surveys should comprise two winter seasons, and both diurnal and nocturnal surveys. Natural England should be contacted for advice on how to determine whether mitigation is required based on the strength of the functional link. 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.
13. Development proposals within a Mineral Safeguarding Area will require a Mineral Resource Assessment (MRA). This applies to all planning applications for development on a site located within an MSA that is 5ha or more for sand and gravel, 3ha or more for chalk and greater than 1 dwelling for brickearth or brick clay. Please liaise with the Minerals and Waste Planning Authority for further information with regards to the scope of the MRA.

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 PP11: Europit Site, Colchester Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver a comprehensive, high quality and co-ordinated development that provides for the following site-specific requirements:

1. Approximately 40 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. Proposals should be mindful of the sites urban area context and the opportunity to provide higher densities and compact forms of development that ensure an efficient use of land;
3. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Turleys 2021 Impact Assessment) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. Enhancement of the setting of nearby designated and non-designated heritage assets;
   2. Reinforcement of the historic character and building line of Magdalen Street;
   3. The retention and creation of key views towards St Botolph’s Church and Priory;
   4. Active street frontages;
   5. Building heights and massing that respond positively to the surrounding historical environment;
   6. to undertake archaeological evaluation and recording to fully characterise the archaeological potential of the site and identify any archaeological mitigation measures that may be necessary;
4. Safeguard suitable access for the maintenance of existing sewage infrastructure on the site.
5. Contributions will be required towards:
   1. flood risk solutions, in accordance with Policy EN8, EN8a and the Colchester Surface Water Management Plan Recommendations for Critical Drainage Area CDA 003 - Abbey Gate;
   2. LCWIP (Walking and Cycling) routes and
   3. Hythe Station Mobility Hub maximising opportunities for enhanced connectivity to the surrounding area including the City Centre, Colchester Town Station and Hythe.

Policy PP14: Gas Works and Hythe Scrap Yard Site Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 200 new dwellings of a mix, type and tenure of housing to meet evidenced needs and be compatible with surrounding development;
2. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Turleys 2021 Impact Assessment) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. A development form that responds positively to the character of surrounding development and the waterfront setting;
   2. Views of church towers to be retained;
   3. undertake further medieval and paleoenvironmental archaeological evaluation and recording to fully characterise the archaeological potential of the site and identify any archaeological mitigation measures that may be necessary;
3. Contributions will be required towards:
   1. Relevant LCWIP (Walking and Cycling) Routes,
   2. Enhance to Public Open space outlined in PPOSS;
   3. 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. Any surface water should be discharged at the 1in1 greenfield rate;
   4. Active travel links that maximise opportunities for enhanced connectivity to the surrounding area including the City Centre, mobility hubs and railway stations and opportunities to maximise the use of sustainable transport;
   5. to upgrade existing walking and cycling routes in the area including connections to PROW Colchester 144

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 PP15: Hawkins Road, Colchester Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 50 new dwellings of a mix, type and tenure of housing to meet evidenced needs and be compatible with surrounding development;
2. 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;
3. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Turleys 2021 Impact Assessment) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. A development form that responds positively to the character of surrounding development and the waterfront setting;
   2. Reuse buildings wherever possible;
   3. Views of church towers to be retained;
   4. Taller buildings should be located along the riverside;
   5. undertake further medieval and paleoenvironmental archaeological evaluation and recording to fully characterise the archaeological potential of the site and identify any archaeological mitigation measures that may be necessary;
   6. Proposals must demonstrate how the design layout, scale, massing and landscaping responds positively to the site’s historic industrial and maritime.
4. No residential development at ground floor level within flood zone 3 and only essential infrastructure or water compatible land used in flood zone 3b areas;
5. Contributions will be required towards:
   1. Relevant LCWIP (Walking and Cycling) Routes;
   2. Hythe Station Mobility Hub.
   3. 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
   4. flood risk solutions, in accordance with Policy EN8 and the Colchester Surface Water Management Plan Recommendations for Critical Drainage Area CDA 08 - Parsons Heath and surface water should be discharged at the 1in1 greenfield rate.

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 PP50: BT site, Cowdray Avenue Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 40 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitat: tree planting, open mosaic habitat;
3. Secure and contribute towards improving active travel links and connections, including relevant LCWIP routes, to the City Centre, Mobility Hubs, Colchester Orbital and the railway station;
4. Contributions will be required towards:
   1. flood risk solutions, in accordance with Policy EN8 and the Colchester Surface Water Management Plan Recommendations for Critical Drainage Area COL005 (St Anne’s).

Policy PP51: Former Land Rover Site, Cowdray Avenue Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 25 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. Secure and contribute towards improving active travel links and connections (including to relevant LCWIP routes) to the City Centre, Mobility Hubs, Colchester Orbital, the railway station and Castellum Grange;
3. Contributions will be required towards flood risk solutions, in accordance with Policy EN8 and the Colchester Surface Water Management Plan Recommendations for Critical Drainage Area COL007 (Mile End).

Policy PP52: BT Repeater Station, Guildford Road Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 25 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. Secure and contribute towards active travel links and connections (including relevant LCWIP routes) to the City Centre, Mobility Hubs, Colchester Orbital and the railway station
3. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2026) which identified key sensitivities and mitigation measures. Including but not limited to:
   1. respond positively to the sites historic association with the former East Hill Brewery, contributing to the character and appearance of the conservation area and its setting.
   2. Restriction of building heights and density to ensure development does not obstruct long range views of the Church of St James and St Paul or overshadow historic buildings along East Hill or appear unduly prominent in views from the street
   3. prior to the submission of a planning application the developer will be required to undertake and fund further archaeological evaluation and recording to fully characterise the archaeological potential of the site and identify any archaeological mitigation measures that may be necessary;
4. Contributions will be required towards flood risk solutions, in accordance with Policy EN8 and the Colchester Surface Water Management Plan Recommendations for Critical Drainage Area COL003 (Abbey Gate).

Policy PP53: Land at Chapman’s Farm, Nayland Road Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 35 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitat: hedgerow retention and enhancement, tree planting;
3. Secure active travel links and connections to the City Centre and railway station.
4. Contributions will be required towards:
   1. North Station Mobility Hub;
   2. Relevant LCWIP routes.

Policy PP54: Sheepen Place Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 100 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. Secure active travel links and connections to City Centre, mobility hub and railway station;
3. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2026) which identified key sensitivities and mitigation measures for this site, Including but not limited to:
   1. Design and layout measures should include sensitive treatment of the river frontage;
   2. Careful consideration of building height, scale and massing;
   3. Use of breaks in the built form to preserve and where possible enhance views from North Bridge and North Station Road Conservation area; and
   4. Previous archaeological evaluation should be reviewed in inform the development layout and mitigation strategy
4. Contributions will be required towards:
   1. flood risk solutions, in accordance with Policy EN8 and the Colchester Surface Water Management Plan Recommendations for Critical Drainage Area COL012 (Balkerne Hill roundabout);
   2. Colchester Mobility Hubs.

Policy PP55: Land adjacent Lethe Grove Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 75 new dwellings of a mix, type and tenure of housing to meet evidenced needs which responds appropriately to the character of surrounding development;
2. Development of housing for military personnel connected to a nearby operational MOD establishment will be supported provided it satisfies all relevant policy requirements in the Local Plan;
3. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2026) which identified key sensitivities and mitigation measures for this site, including but not limited to:
   1. appropriate green infrastructure buffer along the western edge to protect the setting of Berechurch Dyke Scheduled Monument and the potential line of the WWII anti-tank ditch;
   2. the extent and treatment of the western buffer to be agreed through consultation;
   3. the retention of an open and legible western corridor, avoiding built form, intrusive lighting, hard engineering and dense planting;
   4. the design of development layouts, access routes, service corridors, drainage infrastructure and construction methodologies to avoid or minimise impacts on Berechurch Dyke;
   5. the incorporation of the historic alignment and character of Black Heath within the development; and
   6. an archaeological assessment, evaluation and consultation including geophysical survey and targeted investigation.
4. Secure active travel links and connections to the City Centre, a Mobility Hub and Colchester Orbital.
5. Contributions will be required towards:
   1. Colchester High Street Mobility Hub;
   2. Relevant LCWIP routes.

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 following purposes as outlined below. In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, proposals will be expected to deliver the following site-specific requirements:

1. Approximately 650 new dwellings of a mix, type and tenure of housing to meet evidenced needs which responds appropriately to the character of surrounding development.
2. Provision of employment on land north of Axial Way as shown on the policies map allocated for employment, primarily for office use within E class in accordance with Policy E1, having regard to the neighbouring uses
3. Residential and town centre uses will not be supported on the mixed use and employment areas north of Axial Way and land north of A12
4. Proposals for new foodstore provision will be supported within the mixed-use area defined on the proposals map on land south of Axial Way, subject to addressing the sequential and impact tests and other policies in this plan. New foodstore provision in this area will respond to the identified need for additional convenience goods floorspace in Colchester, in particular the North Colchester area (Retail, Leisure and Town Centre Study: Update 2026).
5. Open space provision as identified on the policies map.
6. Provision for an emergency services hub within the mixed-use area identified on the Policies Map will be supported subject to other policies in this plan.
7. 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 will also be supported subject to other policies in this plan.
8. 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. Proposals for main town centre uses will be subject to the sequential test while any retail / leisure uses above 350sqm gross floorspace will be subject to the impact test.
9. Safe and suitable site access to required highway design standards via Axial Way to be agreed with the Highway Authority.
10. 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 and nearby footpaths and bridleways.
11. Provision for adequate wastewater capacity must be provided before commencement of development for all proposals that will create an increase to flows. Applicants will be required to demonstrate that there is capacity available at the receiving Water Recycling Centre to accommodate wastewater flows from the site for treatment and discharge including proposed phasing requirements or alternative solutions to the satisfaction of the Council and Anglian Water
12. Safeguard suitable access for the maintenance of existing sewage infrastructure on the site;
13. Development proposals within a Mineral Safeguarding Area will require a Mineral Resource Assessment (MRA). This applies to all planning applications for development on a site located within an MSA that is 5ha or more for sand and gravel, 3ha or more for chalk and greater than 1 dwelling for brickearth or brick clay. Please liaise with the Minerals and Waste Planning Authority for further information with regards to the scope of the MRA.
14. Contributions will be required towards:
    1. Relevant LCWIP (Walking and Cycling) routes
    2. Improvements to the road network in the Mill Road Corridor
    3. A Mobility Hub
    4. A new bus route serving Axial Way/Colchester Business Park

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 (adopted October 2023) where they are up to date and relevant.

Policy OA1: King Edward Quay Opportunity Area Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development will be encouraged and supported on land identified on the policies map for mixed-use proposals including approximately 200 homes, where it contributes to achieving the following objectives:

1. Provides a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development.
2. Active travel links that maximise opportunities for enhanced connectivity to the surrounding area including the City Centre, mobility hubs and railway stations and opportunities to maximise the use of sustainable transport;
3. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Turleys 2021 Impact Assessment) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. A development form that responds positively to the character of surrounding development and the waterfront setting;
   2. Views of church towers to be retained;
   3. Taller buildings should be located along the riverside;
   4. Undertake further medieval and paleoenvironmental archaeological evaluation and recording to fully characterise the archaeological potential of the site and identify any archaeological mitigation measures that may be necessary;
   5. Proposals must demonstrate how the design layout, scale, massing and landscaping responds positively to the site’s historic industrial and maritime context.
4. Softening of the environment around the electricity substation to minimise its intrusive impact on the surrounding area;
5. 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;
6. Development proposals should respond positively to the setting of the nearby Distillery Pond Conservation Area in the design and layout;
7. The site is within a Waste Consultation Area (WCA). Applications made within WCAs are required to include a Waste Infrastructure Impact Assessment (WIIA) as part of its evidence base. Please liaise with the Minerals and Waste Planning authority for further information with regards to the scope and content of WIIA given proximity to Hythe WWTW and Haven Road Recycling Centre.
8. Contributions will be required towards:
   1. LCWIP (Walking and Cycling) routes;
   2. Enhancement of Open space outlined in PPOSS
   3. 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) and surface water should be discharged at the 1in1 greenfield rate;
   4. The Hythe Mobility Hub.

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 OA2: Land East of Hawkins Road Opportunity Area Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development will be encouraged and supported on land identified on the policies map for mixed-use proposals including approximately 150 homes, where it contributes to achieving the following objectives:

1. Provides a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development.
2. Active travel links that maximise opportunities for enhanced connectivity to the surrounding area including the City Centre, mobility hubs and railway stations and opportunities to maximise the use of sustainable transport;
3. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Turleys 2021 Impact Assessment) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. A development form that responds positively to the character of surrounding development and the waterfront setting;
   2. Reuse buildings wherever possible;
   3. Views of church towers to be retained;
   4. Taller buildings should be located along the riverside;
   5. Undertake further medieval and paleoenvironmental archaeological evaluation and recording to fully characterise the archaeological potential of the site and identify any archaeological mitigation measures that may be necessary;
   6. Proposals must demonstrate how the design layout, scale, massing and landscaping responds positively to the site’s historic industrial and maritime context.
4. Having regard to the fact that parts of the site are subject to flood risk, no residential development will be supported at ground floor level within flood zone 3 and only essential infrastructure or water compatible land used in flood zone 3b areas;
5. A comprehensive approach to regeneration to respond to constraints such as flood risk and land contamination in accordance with Policy EN9 and recommendations in the Surface Water Management Plan for Critical Drainage Area 08 (Parsons Heath) and surface water should be discharged at the 1in1 greenfield rate;
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. Contributions will be required towards:
   1. LCWIP (Walking and Cycling) routes
   2. enhancement of the Public opens space as identified in PPOSS;
   3. The Hythe Mobility Hub.

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 PEP13: Coal Yard Site, Hythe Station Road, Colchester Comment

Land at the Coal Yard Site, Hythe Station Road, as shown on the policies map, is allocated for employment uses in accordance with Policy E1 and proposals for employment uses will be supported subject to compliance with all other relevant policies of this Plan. In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Development to ensure it is compatible with the surrounding uses and neighbouring amenity.
2. Suitable site access off Hythe Station Road to be agreed with the Highway Authority.
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. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Turleys 2021 Impact Assessment) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. A development form that responds positively to the character of surrounding development;
   2. Views of church towers to be retained;
   3. Undertake further medieval and paleoenvironmental archaeological evaluation and recording to fully characterise the archaeological potential of the site and identify any archaeological mitigation measures that may be necessary;
   4. Proposals must demonstrate how the design layout, scale, massing and landscaping responds positively to the site’s historic industrial and maritime context.
5. Contributions will be required towards:
   1. LCWIP (Walking and Cycling) routes;
   2. Hythe Station Mobility Hub.
   3. flood risk solutions, in accordance with Policy EN8 and the Colchester Surface Water Management Plan Recommendations for Critical Drainage Area 08 Parsons Heath.

Policy OA3: Magdalen Street Opportunity Area Comment Residential Allocation (1) Residential Allocation (2)

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development will be encouraged and supported on land identified on the policies map for mixed-use proposals including approximately 85 homes, where it contributes to achieving the following objectives:

1. Provides a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development.
2. A comprehensive approach to regeneration in accordance with the City Centre Masterplan (adopted January 2024)
3. Consideration of existing businesses where possible or consider relocation where necessary;
4. Provide for a compatible mix of uses having regard to neighbouring amenity;
5. Provide pedestrian and cycle routes and connections to link to the City Centre, and wider networks including contributions to LCWIP (Walking and Cycling) routes, a mobility hub and St Botolph’s Circle Roundabout;
6. 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;
7. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Turleys 2021 Impact Assessment) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. enhancement of the setting of nearby designated and non-designated heritage assets;
   2. reinforcement of the historic character and building line of Magdalen Street;
   3. the retention and creation of key views towards St Botolph’s Church and Priory;
   4. active street frontages;
   5. building heights and massing that respond positively to the surrounding historical environment;
   6. to undertake archaeological evaluation and recording to fully characterise the archaeological potential of the site and identify any archaeological mitigation measures that may be necessary;
8. Contributions will be required towards:
   1. flood risk solutions, in accordance with Policy EN8and recommendations in the Surface Water Management Plan for Critical Drainage Area COL 003 (Abbey Gate).

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 site specific infrastructure requirements and subject to compliance with all other policies, proposals for employment uses should provide:

   1. 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;
   2. Colchester Mobility Hubs
   3. Relevant LCWIP routes
5. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. the preservation of the Grade II Registered Park and Garden in the east of the site;
   2. the retention of the listed building in the west of the site;
   3. the use of a view corridor through the site continuing the route of Annan Road;
   4. the preservation of the green space and planting in the east of the site to preserve views of the parkland;
   5. the retention and enhancement of the planting around Salarybrook Farmhouse to retain its separation from new development;
   6. limits on the heights of buildings so that they so not dominate view;
   7. establish principles over treatment of designated assets;
6. Demonstrate how the value of Wivenhoe Park Local Wildlife Site could be enhanced, which could be through the provision of green infrastructure.

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, if needed. 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.

Any 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, the Knowledge Gateway and the Tendring Colchester Borders Garden Community. This may include contributing to Colchester Mobility Hubs and the Colchester Orbital route.

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 (IADP) or subsequent evidence which will be secured to an appropriate level by way of legal agreement.

Policy OA5: Marks Tey Growth Area Comment Marks Tey Growth Area (1) Copford Strategic Green Gap (2) Roman River Corridor (3)

The Marks Tey Growth Area is proposed as shown on the Policies Map and the Framework Plan.

The Growth Area will be holistically and comprehensively planned with a distinct identity that responds directly to its context and is of sufficient scale to incorporate a range of homes; employment; education, health and community facilities; and green spaces to enable residents to meet the majority of their day-to-day needs and maximise opportunities for active and sustainable travel. It will be comprehensively planned from the outset, with delivery phased to achieve the whole development, and will be underpinned by a comprehensive package of infrastructure. Proposals will be supported where they accord with the requirements set out in the Masterplan (which could be adopted as a Supplementary Plan) once adopted and other relevant policies.

A) The Growth Area will deliver:

1. Approximately 2,500 homes within the Plan period (as part of an expected larger development to be delivered beyond 2043)
2. Approximately 18 hectares of employment land within the Plan period (as part of an expected overall total of at least 40 hectares of employment land to be delivered beyond 2043).
3. Strategic open space, incorporating multifunctional uses.
4. Improvements to transport corridors, enhanced sustainable connectivity including to the station, and supporting infrastructure including physical, social and community facilities.

B) A Masterplan and delivery framework will be prepared for the Growth Area which will set out how the new community will be designed, developed and delivered in phases, in accordance with the principles in the paragraphs below and as illustrated in the Framework Plan. This will be produced as a Supplementary Plan (or adopted guidance as appropriate) subject to the following minimum requirements:

1. To be informed by an appropriate evidence base.
2. To ensure optimal placemaking and housing delivery which is characterised as a distinctive place that capitalises on local assets, respects its context, and establishes an environment that promotes health, happiness and wellbeing.
3. To be informed through collaboration with relevant infrastructure providers.
4. A long term community engagement strategy to be prepared and agreed as part of the masterplan to incorporate community and stakeholder participation in the design, and delivery and management of the Growth Area. Involvement of the relevant Parish Councils will be required as a key part of this engagement strategy.
5. At an early stage in the development of the Growth Area, the principles should be agreed for appropriate and sustainable long-term governance for the community facilities and green spaces as appropriate.
6. Where appropriate and necessary, the masterplan is to be supported by parameter plans, design codes and/ or guidance.
7. Ensure that the costs and benefits of developing the Growth Area are shared by all landowners, with appropriate measures being put in place to equalise the costs and land contributions.

C) Planning proposals for major housing and employment will not be supported until the Masterplan / Supplementary Plan has been adopted. It is expected that the Masterplan will further develop the concepts identified in the Framework Plan which shows the essential spatial distribution of key land use and infrastructure principles to which the Masterplan will align, including but not limited to:

1. Establishing a growth area approach to development density and parking which reflects the efficient use of land and maximises the opportunities for sustainable connectivity particularly in the areas closest to the station. In areas within reasonable walking distances of the station, housing development must be delivered at higher densities with highest densities closest to the station as indicated on the framework plan.
2. Provision of employment opportunities within the new community to be well connected to existing and new homes, the type and location to be determined by through the Masterplanning work.
3. Delivery of improvements to the strategic transport corridor and a package of active travel infrastructure improvements, including a new / improved sustainable route across the A12 and A120, providing an active travel network and a new ‘park and choose’ facility. This is to include the delivery of a new green sustainable route throughout the growth area providing the opportunity for enhanced sustainable access away from the A120 to the Station and to provide safe crossings of the A120 / A12 and railway line as indicated on the framework plan.
4. Safeguarding the route of the A12 widening scheme in accordance with the approved Development Consent Order to allow for potential upgrading in the future as shown on the Framework Plan.
5. Designation of land on the south eastern edge of the Growth Area as a Marks Tey – Copford Strategic Green Gap for the purpose of preventing the coalescence of the two settlements as shown on the Framework Plan and the Policies Map.
6. Provision of at least 49ha of Suitable Alternative Natural Greenspaces (SANG) broadly indicated on the Framework Plan, the details of which are to be integrated into the Masterplanning and to reflect placemaking and the guidelines for SANG provision. Develop opportunities to create significant networks of new green infrastructure including three new parks (two of which could serve as SANGs), provide a high degree of connectivity to existing corridors and networks and enhance biodiversity and local nature recovery.
7. Provision of new and improved local centres at suitable locations distributed across the areas of development north and south of the A120 informed by the Masterplanning.
8. Provision for secondary, primary and early years education in consultation with the Local Education Authority including 12.4ha of land to support a new secondary school south of the A120, and two sites (each of 2.2ha) for new primary schools including Early Years & Childcare facilities, one to the north and one to the south of the A12/A120.
9. Create distinctive environments which are based on comprehensive assessments of the surrounding environment and that celebrate natural and historic environments and systems.
10. Development must not harm the special geological interest of the Brickpits SSSI nor the special ecological interest of the Brickpits Local Wildlife Site nor the special architectural and historic interest of the designated heritage assets in the Growth Area.
11. In accordance with Policy EN6, development proposals shall have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment, 2026), which identified key sensitivities and mitigation measures for this site. Including but not limited to:
    1. the retention and enhancement of green infrastructure around the Marks Tey Brickpit SSSI, W.H. Collier Brick and Tile Works, Church Lane and land surrounding the Grade I listed Church of St Andrew;
    2. the protection of important views towards the Grade I listed Church of St Andrew and across the Roman River Valley;
    3. the use of landscape buffers, planting and green corridors to soften the appearance of development and maintain the rural character of the area and the setting of nearby heritage assets;
    4. the retention and integration of historic landscape features, including historic hedgerows, field boundaries and the parish boundary and where appropriate, historical routes and archaeological features;
    5. the conservation and incorporation of the Scheduled Monument of Medieval Moat at Marks Hall, the scheduled Monument of the Circular Brick Kilns, the Grade II listed Bottle Kiln, and associated heritage assets relating to Marks Tey Hall and the former W.H. Collier Brick and Tile Works;
    6. appropriate building heights, layout, design and access arrangements to minimise impacts on the significance and setting of designated and non-designated heritage assets; and
    7. prior to the submission of a planning application, the developer will be required to undertake and fund further archaeological evaluation and recording to fully characterise the archaeological potential of the site and identify any archaeological mitigation measures that may be necessary
12. Proposals must demonstrate that there is capacity available in the sewerage network and at the receiving Water Recycling Centre to accommodate wastewater flows from the proposal for treatment and discharge. Where insufficient capacity is available to serve the proposal at the point of anticipated connection, development will be required to be phased, or otherwise appropriately managed, to ensure that connections do not take place until the necessary infrastructure capacity is available.
13. A Partial Review of the Colchester Local Wildlife Sites Network has identified opportunities including woodland protection and management, hedgerow protection and management, wildflower-rich grassland creation, and pond protection and management. Development proposals should take into account the opportunities included in the site proforma in the LoWS Addendum report (2026) to avoid or minimise the potential threat of habitat loss and fragmentation associated with development, and the threat of disturbance and degradation associated with its long-term occupation.
14. Ecological surveys must determine whether the entire woodland resource and interconnecting hedgerows meet LoWS criteria. The Growth Area is located within an Important Invertebrate Area (IIA) and further exploration of the invertebrate assemblage, through review of species records and, potentially, targeted surveys, must be undertaken to assess eligibility against the LoWS invertebrate criteria. Where part of the site may meet LoWS selection criteria, the criteria must be given the highest priority for protection with appropriate mitigation and compensation measures incorporated into the design of the proposal.
15. Development proposals within a Mineral Safeguarding Area will require a Mineral Resource Assessment (MRA). This applies to all planning applications for development on a site located within an MSA that is 5ha or more for sand and gravel, 3ha or more for chalk and greater than 1 dwelling for brickearth or brick clay. Please liaise with the Minerals and Waste Planning Authority for further information with regards to the scope of the MRA. Part of the Growth Area is within a Mineral Consultation Area (MCA). Non-mineral led applications made within MCAs are required to include a Minerals Infrastructure Impact Assessment (MIIA) as part of its evidence base. Please liaise with the Minerals and Waste Planning authority for further information with regards to the scope and content of MIIA.

D) In addition to delivering the infrastructure and mitigation requirements identified in this Policy and Policy ST7, and subject to compliance with all other relevant policies of this plan, all development forming part of the Growth Area will also be required to make contributions towards;

• Strategic Road Improvements (A12 and A120)
• Active travel bridge upgrade across A12 at Marks Tey
• Extension of LCWIP Cycle Route 3
• Station Road footway improvements and cycle route
• Secure cycle hub at Marks Tey Station
• Lexden Road sustainable travel corridor
• Rapid Transit System extension/new bus routes
• Colchester West Park and Choose
• Other Highway improvements in line with transport evidence and IADP

E) Before granting planning consent, wintering bird surveys will be undertaken at the appropriate time of year to identify any offsite functional habitat. Wintering bird surveys should comprise two winter seasons, and both diurnal and nocturnal surveys. Natural England should be contacted for advice on how to determine whether mitigation is required based on the strength of the functional link. 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.

F) All development Proposals within Marks Tey parish will also be determined against the policies in the Marks Tey Neighbourhood Plan (adopted April 2022) where they are up to date and relevant. Where relevant within the Growth Area Proposals within the Copford with Easthorpe Neighbourhood Plan Area, 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. This includes consideration of the most up to date local housing needs evidence.

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 (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 ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver a comprehensive, high quality and co-ordinated development that provides for the following site-specific requirements:

1. A predominantly residential development including community infrastructure, strategic open space and approximately 650 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. An active travel plan to be agreed with the Council which ensures site wide active travel connectivity including links beyond the site. This must include connections towards the settlement to the South and recreational access to the countryside;
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. Development on this site should not be occupied until the Tiptree Medical Centre and Community Hub has been delivered in accordance with plans designed to meet the increased population in the local area;
5. Consideration to be given to the inclusion of a mobility hub which may incorporate provision for bus layover, in the vicinity of the land allocated for health/community purposes on the Elms Farm site;
6. Minimise potential threat of habitat loss and fragmentation buffers around Co13 Eden Wood LoWS, Co6 Inworth Wood LoWS and Messing Park LoWS and seek opportunities for tree planting between the woodland parcels to create a larger, more valuable woodland habitat;
7. Delivery of a Tiptree Country Park of approximately 27 hectares as indicated on the policies map and accessed through the development. This must include designing the country park to provide a new Suitable Alternative Natural Greenspace, integrate multi-user routes, manage existing and create new habitats identified as strategic opportunities within the Essex LNRS, and space for outdoor sports/cricket pitch provision. The country park should include land for parking and a visitor centre;
8. Demonstrate that there is capacity available in the sewerage network and at the receiving Water Recycling Centre to accommodate wastewater flows from the proposal for treatment and discharge. Where insufficient capacity is available to serve the proposal at the point of anticipated connection, development will be required to be phased, or otherwise appropriately managed, to ensure that connections do not take place until the necessary infrastructure capacity is available.
9. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. Development must maintain planting around the site perimeter to provide a green backdrop and screen views to nearby heritage assets;
   2. Development must use materials appropriate to the rural setting and should break up large blocks of development planting and green space;
   3. Green space at the eastern end and south of site must be retained to prevent new development from intruding into views from Grade II* listed Messing Park and maintain a sense of separation to Grade II listed Pan in the Wood respectively;
   4. Locate site access away from the listed buildings to minimise traffic and visual intrusion near heritage assets;
   5. Prior to the submission of a planning application the developer will be required to undertake and fund further archaeological evaluation and recording to fully characterise the archaeological potential of the site and identify any archaeological mitigation measures that may be necessary;
   6. further work of archaeological evaluation and recording to fully characterise the archaeological potential of the site reduce and inform the need for and nature of any subsequent archaeological mitigation if required.
10. Before granting planning consent, wintering bird surveys will be undertaken to identify any offsite functional habitat. Wintering bird surveys should comprise two winter seasons, and both diurnal and nocturnal surveys. Natural England should be contacted for advice on how to determine whether mitigation is required based on the strength of the functional link. 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.
11. Contributions will be required towards:
    1. LCWIP (Walking and Cycling) routes,
    2. Tiptree Mobility Hub,
    3. Mildene school expansion,
    4. 1 FE at Thurstable Secondary School (repurposing the Sixth Form),
    5. Tiptree Medical Centre and Community Hub

All development proposals within Tiptree Parish Neighbourhood Plan Area, will also be determined against the policies in the Tiptree Neighbourhood Plan (Adopted May 2023) where they are up to date and relevant. This includes consideration of the most up to date local housing needs evidence.

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. The masterplan should also consider opportunities to include surrounding areas of land, such as that to the South, within the wider development.

Policy PP20: Land at Bonnie Blue Oak, Tiptree Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 30 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. Vehicular access should be taken from the Elms Farm site to prevent further access points on Oak Road;
3. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitat: enhance the distinctiveness and condition of retained areas of grassland;
4. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. retain hedgerow around boundary of site contributing to screening of Grade II* listed Messing Park and Grade II listed Elm Farmhouse;
   2. building heights should be of a similar scale to surrounding development;
   3. undertake further archaeological evaluation and recording to fully characterise the archaeological potential of the site and identify any archaeological mitigation measures that may be necessary;
   4. proposals must demonstrate how the design layout, scale, massing and landscaping responds positively to the site’s heritage context.
5. Contributions will be required towards:
   1. LCWIP (Walking and Cycling) routes,
   2. Tiptree Mobility Hub,
   3. Mildene school expansion,
   4. 1 FE at Thurstable Green Secondary School (repurposing the Sixth Form),
   5. Tiptree Medical Centre and Community Hub.

All development proposals within Tiptree Parish Neighbourhood Plan Area, will also be determined against the policies in the Tiptree Neighbourhood Plan (Adopted May 2023) where they are up to date and relevant. This includes consideration of the most up to date local housing needs evidence.

Policy PP21: Highlands, Kelvedon Road, Tiptree Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 10 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. Development proposals should seek to avoid or minimise the potential threat of habitat loss and fragmentation associated with development, and the threat of disturbance and degradation associated with its long-term occupation (as identified in the LoWS Review 2026);
3. Consider the Grade II Listed farm complex to the north in the Heritage Statement and use the recommendations to inform site layout and design;
4. Contributions will be required towards:
   1. LCWIP (Walking and Cycling) routes,
   2. Tiptree Mobility Hub,
   3. Mildene school expansion,
   4. 1 FE at Thurstable Secondary School (repurposing the Sixth Form),
   5. Tiptree Medical Centre and Community Hub.

All development proposals within Tiptree Parish Neighbourhood Plan Area, will also be determined against the policies in the Tiptree Neighbourhood Plan (Adopted May 2023) where they are up to date and relevant. This includes consideration of the most up to date local housing needs evidence.

Policy PP22: Telephone Exchange, Tiptree Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 5 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitat: small-scale grassland enhancement, hedge enhancement and tree planting;
3. Safeguard suitable access for the maintenance of existing water supply infrastructure on the site;
4. Contributions will be required towards:
   1. LCWIP (Walking and Cycling) routes,
   2. Tiptree Mobility Hub,
   3. Mildene school expansion,
   4. 1 FE at Thurstable Secondary School (repurposing the Sixth Form),
   5. Tiptree Medical Centre and Community Hub.

All development proposals within Tiptree Parish Neighbourhood Plan Area, will also be determined against the policies in the Tiptree Neighbourhood Plan (Adopted May 2023) where they are up to date and relevant. This includes consideration of the most up to date local housing needs evidence.

Policy PP22b: Land at New Park Cottage, Maypole Road, Tiptree Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 25 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitat: protect and enhance retained hedgerows, trees and grassland, tree planting and creating additional scrub habitat;
3. A new and improved, safe and suitable vehicle access should be provided to Warriors Rest through the development;
4. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. the retention and enhancement of planting around the edges of the site to maintain screening to heritage assists and new development;
   2. use of green space within the development to break up density in keeping with the rural location;
   3. appropriate building heights, scale and massing that reflects the surrounding development; and
   4. further archaeological evaluation is recommended.
5. Contributions will be required towards:
   1. LCWIP (Walking and Cycling) routes,
   2. Tiptree Mobility Hub,
   3. Mildene school expansion,
   4. 1 FE at Thurstable Secondary School (repurposing the Sixth Form),
   5. Tiptree Medical Centre and Community Hub.

All development proposals within Tiptree Parish Neighbourhood Plan Area, will also be determined against the policies in the Tiptree Neighbourhood Plan (Adopted May 2023) where they are up to date and relevant. This includes consideration of the most up to date local housing needs evidence.

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 site specific infrastructure requirements from the IADP and subject to compliance with all other relevant 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.

All development proposals within Tiptree Parish Neighbourhood Plan Area, 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 and proposals for employment uses will be supported subject to compliance with all other relevant policies of this Plan. In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitat: enhance retained grassland and new or enhanced hedgerows;
2. Safeguard suitable access for the maintenance of existing water supply and sewage infrastructure on the site;
3. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. The use of green space and planting to break up the development;
   2. The maintenance and enhancement of the existing roadside planting and boundary hedgerows;
   3. proposals must demonstrate how the design layout, scale, massing and landscaping responds positively to the site’s heritage context.

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

Policy PEP16: Land South Tower Business Park, Tiptree Comment

Land South of Tower Business Park, Tiptree, as shown on the policies map, is allocated for employment uses in accordance with Policy E1 and proposals for employment uses will be supported subject to compliance with all other relevant policies of this Plan and provide the infrastructure and mitigation requirements identified in Policy ST7.

All development proposals within Tiptree Parish Neighbourhood Plan Area, 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 ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Up to 300 new dwellings of a mix, type and tenure of housing, including the provision of almshouses, to meet evidenced needs and respond appropriately to the character of surrounding development.
2. Provision of a higher proportion of one and two bedroomed houses, bungalows and almshouses within the scheme, unless it can be demonstrated that the particular circumstances relating to the tenure of the housing dictate otherwise or where such provision is demonstrated to not be in accordance with the latest available housing needs evidence.
3. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitat: enhance retained grassland, establish new grassland and native hedges, and new tree planting.
4. 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.
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. Provision of allotments to be transferred to West Mersea Town Council to manage and maintain, contiguous with development of that part of the site.
7. Reconfiguration of West Mersea Clinic or alternative provision, to provide additional capacity to demonstrate that residents of the new development are able to access registration with a GP surgery in the local area without prejudicing the existing community.
8. In accordance with Policy EN6, development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. the use of a woodland strip and enhanced planting to provide natural screening between heritage assets and new development (especially in the north and south-east);
   2. The use of greenspace (especially in the north) to break up development and preserve the rural character;
   3. Limit the heights of buildings in order to minimise the potential visibility from the barrow over the treeline;
   4. Prior to the submission of a planning application the developer will be required to undertake and fund further archaeological evaluation and recording to fully characterise the archaeological potential of the site and identify any archaeological mitigation measures that may be necessary.
9. Before granting planning consent, wintering bird surveys will be undertaken to identify any offsite functional habitat. Wintering bird surveys should comprise two winter seasons, and both diurnal and nocturnal surveys. Natural England should be contacted for advice on how to determine whether mitigation is required based on the strength of the functional link. 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.
10. A foul drainage strategy will be required as part of any planning application to identify a sustainable point of connection to the public foul network. No development should take place until the strategy is approved and there is adequate capacity to accommodate the new dwellings.
11. In addition to any relevant requirements under Policy ST7, contributions will be required towards:
    1. the enhancement of the quality and value of The Glebe Sports Ground and facilities including new clubhouse/pavilion and storage and small sided 3g AGP;
    2. upgrades to the Water Recycling Centre;
    3. mobility hubs within the development, at the Glebe and/or the town centre.

All development proposals within West Mersea Neighbourhood Plan Area, will also be determined against the policies in the West Mersea Neighbourhood Plan (Adopted April 2022) where they are up to date and relevant. This includes consideration of the most up to date local housing needs evidence.

Policy PP23a: Mersea Island Caravan Parks Comment

Development proposals at caravan parks, including change of use, intensification of an existing use, or change in activities on site will only be supported where they meet all the following criteria:

1. Protects the integrity of habitats sites and minimises disturbance to designated breeding and wintering species. Proposals must be supported by information to enable a Habitats Regulations Assessment, including appropriate assessment where required, and demonstrate how any avoidance or mitigation measures identified in the appropriate assessment will be secured and delivered.
2. Any outdoor lighting proposed must follow dark sky lighting principles to ensure that lighting avoids light pollution, avoids any further reduction in tranquillity and protects landscape character and wildlife. Any lighting proposed should be justified, directed to where it is needed to avoid spill and comply with relevant standards and best practice from the Institute of Lighting Professionals and UK Dark Skies Partnership.
3. Anglian Water Services confirm that there is adequate wastewater treatment and sewage infrastructure capacity to serve the caravan park and avoid adverse impacts on water quality.
4. Are supported with a site-specific Flood Risk Assessment and Flood Management and Flood Evacuation Plan. Proposals for caravan extensions in flood zone 3, including any increase to the future extent of this zone due to climate change, will only be supported where they satisfy the requirements of the Exception Test, demonstrate safe access and evacuation and do not increase risk elsewhere. Proposals that fail to meet these requirements will not be supported.
5. Minimise impact on the amenity of residents or businesses living or operating near the site. The cumulative effects of proposals will be assessed collectively, not individually.
6. Permanent occupancy will not be permitted, and compliance monitoring will continue to be undertaken. The cumulative impact of proposals for additional caravans or lodges will be assessed on an individual site basis and collectively, taking into account all sites on the island. Conversion of touring sites for static caravans and lodges will not be supported.
7. Incorporates proportionate measures to support sustainable and active travel for leisure having regard to the site’s location and function as visitor accommodation. Such measures should include the provision of mobility hubs.

Permission will not be granted for visitor accommodation at the caravan parks to be used as permanent residences. Visitor accommodation will be limited by condition or legal agreement to holiday use only and/or certain periods of the year in order to prevent permanent residences.

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

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP 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, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development. 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;
2. Provide active travel connections between the adjoining Neighbourhood Plan Allocation and Colchester Road;
3. Provide safe recreational access to the countryside via active travel modes, particularly to the Wivenhoe Trail and the adjacent allotments;
4. A Heritage Statement to inform the layout of the site and scale of development, considering the setting of Grade II Listed Building on Colchester Road;
5. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitat: enhance hedgerow condition and retain and create grassland habitats, particularly lowland dry acid grassland;
6. Opportunities for undergrounding of pylons should be explored;
7. Safeguard suitable access for the maintenance of existing sewage infrastructure on the site;
8. Before granting planning consent, wintering bird surveys will be undertaken to identify any offsite functional habitat. Wintering bird surveys should comprise two winter seasons, and both diurnal and nocturnal surveys. Natural England should be contacted for advice on how to determine whether mitigation is required based on the strength of the functional link. 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.
9. Contributions will be required towards:
   1. LCWIP (Walking and Cycling) routes, other public rights of way where appropriate,
   2. Wivenhoe Mobility Hub;
   3. Mede Way Community Hub, or alternative community building in North Wivenhoe and;
   4. Broad Lane Sports Ground including 1 full size 3G artificial pitch

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. This includes consideration of the most up to date local housing needs evidence.

Policy PP25: View Park, Abberton and Langenhoe Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 50 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development.
2. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitat: enhance the condition of any higher distinctiveness grassland and enhance the condition of hedgerows.
3. In accordance with Policy EN6, development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. development should avoid dense, uniform layouts in order to preserve the dispersed village-edge character near Tudhoe House, The Grange and Gun House, block style development should be avoided;
   2. the tree lines to the north and east of the site should be preserved to maintain visual screening for nearby listed buildings;
   3. site access should be located to the west, towards the main road, to reduce traffic and visual intrusion near heritage assets.
4. Safeguard suitable access for the maintenance of existing water supply infrastructure.
5. Contributions will be sought towards expanding and improving community, sport and leisure provision in the village to meet the needs of the expanded population.

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

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 150 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitat: 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;
3. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. preserving long range views of the church tower using green space and planting, especially from Wainwright House;
   2. an area of green space in the north of the site should be used to set buildings back from the edge of the ridge, avoiding development becoming prominent in views across the valley from the north;
   3. preserving the tree lines to the north and west of the site to maintain visual screening for nearby listed buildings, an extension of treeline to north west of the site will help to screen from Boxted Conservation area;
   4. break up dense blocks of development to preserve the rural character of the area, especially to the west and north of the site, development should avoid dense, uniform layouts;
   5. site access located to the east, associated with the modern development that has taken place in that direction;
4. Before granting planning consent, wintering bird surveys will be undertaken to identify any offsite functional habitat. Wintering bird surveys should comprise two winter seasons, and both diurnal and nocturnal surveys. Natural England should be contacted for advice on how to determine whether mitigation is required based on the strength of the functional link. 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;
5. Development shall minimise light pollution through a comprehensive lighting strategy informed by the Dedham Vale National Landscape Lighting Design Guide. Lighting shall protect dark skies, tranquillity, residential amenity and ecological networks.

All development proposals within Boxted Neighbourhood Plan Area, will also be determined against the policies in the Boxted Neighbourhood Plan (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 ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 35 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitat: enhance hedgerow condition, buffer Chappel Ponds and Millennium Green LoWS, and maintain and strengthen ecological connectivity;
3. Safeguard suitable access for the maintenance of existing sewage infrastructure on the site;
4. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Turleys 2021 Impact Assessment) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. maintain the visual separation between the village and Grade II listed Hill House and Martyns Croft;
   2. proposals must demonstrate how the design layout, scale, massing and landscaping responds positively to the site’s heritage context.
5. Contributions will be required towards:
   1. a new, or improvements to the existing village hall including but not limited to potential for additional parking;
   2. a secure cycle hub at Chappel and Wakes Colne station, Wakes Colne Mobility Hub;
   3. public transport improvements and an active travel route between station/mobility hub and Wakes Hall Business Park employment site.

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

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 200 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development.
2. Provision of a link road between Station Road and the A1124 with junction layout and points of vehicle access to be agreed with the Highway Authority. Full exploration of vehicle access being stopped along Station Road to through traffic (cul de sac) with appropriate treatment of the road for pedestrian cycle priority. The design of these highway features must be informed by public consultation.
3. Provision of safe crossings across the A1124 to be agreed with the Highway Authority.
4. Secure active travel links and connections from the development to Wakes Hall Business Centre and railway station; and across the A1124, to be agreed with the Highway Authority.
5. 'Enhanced Open Space' substantively in excess of 10% of the allocation area must be provided as open space. This should include approximately 8 hectares within the site to provide recreation, BNG and community uses, informed by the Parish Councils, and could incorporate outdoor gym, children’s play area and new changing facilities at the cricket club;
6. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitat: buffer and extend the ancient woodland in Acorn Wood LoWS and strengthen north to south connectivity along the key 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; 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.
7. Include measures to ensure external lighting is sensitively designed so it will not adversely impact on dark skies.
8. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. the maintenance and enhancement of the treeline and planting along the southern site boundary;
   2. the use of green space to create a buffer to the conservation area and Acorn Wood;
   3. the use of green space and planting to break up new development and help preserve the rural character of the area;
   4. limits on the heights of buildings, especially in the north.
   5. the use of view corridors through the site to maintain visual links between Wakes Colne House, Crows Hall and Acorn Wood.
   6. for construction traffic to avoid passing listed buildings along the A1124.
   7. Prior to the submission of a planning application the developer will be required to undertake and fund further archaeological evaluation and recording to fully characterise the archaeological potential of the site and identify any archaeological mitigation measures that may be necessary.
9. Development proposals within a Mineral Safeguarding Area will require a Mineral Resource Assessment (MRA). This applies to all planning applications for development on a site located within an MSA that is 5ha or more for sand and gravel, 3ha or more for chalk and greater than 1 dwelling for brickearth or brick clay. Please liaise with the Minerals and Waste Planning Authority for further information with regards to the scope of the MRA.
10. Contributions will be required towards:
    1. a new, or improvements to the existing, village hall including but not limited to potential for additional parking;
    2. a secure cycle hub at Chappel and Wakes Colne station, and Wakes Colne Mobility Hub.

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 consultees including Historic England, 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 PEP12: Land at Wakes Hall Business Centre Comment

Land Wakes Hall Business Centre, as shown on the policies map, is allocated for employment uses in accordance with Policy E1 and proposals for employment uses will be supported subject to compliance with all other relevant policies of this Plan. In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Safe active travel routes and access to ensure connectivity between the site and existing routes and to maximise opportunities for enhanced active and sustainable travel connectivity to the surrounding area including Chappel and Wakes Colne Station.
2. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. the tree and hedge lines that form parts of the boundaries of the site should be preserved and enhanced to maintain visual screening for nearby heritage assets, especially important in the east of the site;
   2. site access should be located to the south, towards the main road (A1124 Tyburn Hill), to reduce traffic and visual intrusion near heritage assets, also minimise gaps in the surrounding planting.
3. Contributions will be required towards:
   1. a secure cycle hub at Chappel and Wakes Colne station, Wakes Colne Mobility Hub;
   2. public transport improvements and an active travel route between station/mobility hub and Wakes Hall Business Park employment site.

Policy PP29a: Land East of School Road, Copford Comment Residential Allocation (1) Enhanced Open Space Provision (2)

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver a comprehensive, high quality and co-ordinated development that provides for the following site-specific requirements:

1. A predominantly residential development including community infrastructure, strategic open space and approximately 300 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development.
2. An active travel plan to be agreed with the Council which ensures site wide active travel connectivity including links beyond the site.
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, to be informed by the Parish Council.
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 at least one area of strategic open space and multiple areas of less formal and more incidental ‘doorstop’ open space.
5. Strategic open space is to provide a naturally landscaped community space that is well connected to the wider Public Rights of Way network. This should also ensure it provides an appropriate buffer required to protect the LoWs and as required in respect of the pumping station. Explore opportunities to integrate this space with Pits Wood LoWS (which consists of Ancient Wood Irreplaceable Habitat and Priority Habitat) through the creation of grassland, scrub, freshwater and woodland habitats that would buffer the LoWS. The size of the buffer will be informed by ecological assessment to protect the site from recreational pressure.
6. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2026) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. the use of green space and planting to break up and screen development particularly along the south-western boundaries;
   2. retention of an appropriate landscape buffer along Hall Road;
   3. careful treatment of the southern and south-western edge to retain a sense of rural separation between Copford and Copford Green; and
   4. limits on the heights of buildings to ensure new development is in keeping with the surrounding buildings;.
7. Provision of a buffer around the sewer pumping station and safeguard suitable access for the maintenance of existing water supply and sewage infrastructure on the site.
8. Before granting planning consent, wintering bird surveys will be undertaken to identify any offsite functional habitat. Wintering bird surveys should comprise two winter seasons, and both diurnal and nocturnal surveys. Natural England should be contacted for advice on how to determine whether mitigation is required based on the strength of the functional link. 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.
9. The site is within a Waste Consultation Area (WCA). Applications made within WCAs are required to include a Waste Infrastructure Impact Assessment (WIIA) as part of its evidence base. Please liaise with the Minerals and Waste Planning authority for further information with regards to the scope and content of WIIA.
10. Contributions will be required towards:
    1. Provision for a new, or contributions to enhancements to the existing, village hall including additional parking.
    2. Copford Cricket Club pavilion upgrades
    3. Marks Tey Mobility Hub

All development Proposals within Copford with Easthorpe Neighbourhood Plan Area, 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. This includes consideration of the most up to date local housing needs evidence.

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 PP29b: Land South of Copford Village Hall, Copford Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 50 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development.
2. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitat: new/ enhanced hedges and retained and enhanced grassland.
3. Development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. the use of green space and planting to break up and screen development;
   2. limits on the heights of buildings to ensure new development is in keeping with the surrounding buildings;
   3. proposals must demonstrate how the design layout, scale, massing and landscaping responds positively to the site’s heritage context.
4. The site is within a Waste Consultation Area (WCA). Applications made within WCAs are required to include a Waste Infrastructure Impact Assessment (WIIA) as part of its evidence base. Please liaise with the Minerals and Waste Planning authority for further information with regards to the scope and content of WIIA.
5. Any site specific infrastructure requirements from the IDP including 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. Before granting planning consent, wintering bird surveys will be undertaken to identify any offsite functional habitat. Wintering bird surveys should comprise two winter seasons, and both diurnal and nocturnal surveys. Natural England should be contacted for advice on how to determine whether mitigation is required based on the strength of the functional link. 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.
7. Contributions will be required towards:
   1. Provision for a new, or contributions to enhancements to the existing, village hall including additional parking.
   2. Copford Cricket Club pavilion upgrades
   3. Marks Tey Mobility Hub

All development Proposals within Copford with Easthorpe Neighbourhood Plan Area, 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. This includes consideration of the most up to date local housing needs evidence.

Policy PP29c: Land East of Queensberry Avenue, Copford Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 70 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. Access via Queensberry Avenue and/or London Road;
3. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2026) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. the use of green space and planting to break up and soften new development;
   2. the retention and reinforcement of existing boundary planting to maintain a visual separation between the development and London Road;
   3. building heights and massing that reflect the surrounding edge to protect views;
   4. retain and enhance the public footpath, Willow Walk;
   5. where practicable incorporate a designed green corridor along the western part of the southern boundary to help avoid impacts on surviving remains associated with Copford Windmill; and
   6. further archaeological work including desk-based assessment, geographical survey and evaluation.
4. Permanent diversion and/or upgrade to the existing Public Right of Way which runs along the western boundary edge of the site;
5. Development proposals within a Mineral Safeguarding Area will require a Mineral Resource Assessment (MRA). This applies to all planning applications for development on a site located within an MSA that is 5ha or more for sand and gravel, 3ha or more for chalk and greater than 1 dwelling for brickearth or brick clay. Please liaise with the Minerals and Waste Planning Authority for further information with regards to the scope of the MRA.
6. Contributions will be required towards:
   1. Provision for a new or contributions to enhancements to the existing village hall including additional parking.
   2. Copford Cricket Club pavilion upgrades
   3. Marks Tey Mobility Hub

All development Proposals within Copford with Easthorpe Neighbourhood Plan Area, 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. This includes consideration of the most up to date local housing needs evidence.

Policy PP30: Land South of Long Road, Dedham Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 15 new dwellings, including affordable in accordance with policy H2 Affordable Housing, of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitat: retain and enhance the condition of grassland.
3. The design of access arrangements, visibility splays, signage, lighting, footways and associated infrastructure shall minimise urbanising impacts and be sympathetic to the rural character of Long Road West.
4. Development proposals shall minimise light pollution and protect the dark skies and tranquillity of the Dedham Vale National Landscape through sensitive lighting design and appropriate mitigation measures.
5. Contributions towards enhancing community facilities informed by the Parish Council

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 ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 250 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development.
2. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitats: woodland, scrub and grassland as buffers to the adjacent ancient woodland (this supports the delivery of the strategic creation opportunities in the Essex LNRS).
3. The adjacent Fiddlers Wood Co43 LoWS (ancient woodland) must be safeguarded, with a buffer and protected from recreational pressure associated with new housing.
4. In accordance with Policy EN6, development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. the use of green space to create a buffer to Fiddlers Wood and in the northwest to protect views from the conservation area;
   2. the use of green space and planting to break up large blocks of development and help retain the rural character of the area;
   3. the use of planting to provide additional screening to Mantills Farmhouse;
   4. limits on the heights of buildings;
   5. access to the site to be located away from Foxes Lane;
   6. the consideration of the historical field alignments in development plans and layout; and
   7. Prior to the submission of a planning application the developer will be required to undertake and fund further archaeological evaluation and recording to fully characterise the archaeological potential of the site and identify any archaeological mitigation measures that may be necessary.
5. Provision of a buffer around the sewer pumping station.
6. Development proposals within a Mineral Safeguarding Area will require a Mineral Resource Assessment (MRA). This applies to all planning applications for development on a site located within an MSA that is 5ha or more for sand and gravel, 3ha or more for chalk and greater than 1 dwelling for brickearth or brick clay. Please liaise with the Minerals and Waste Planning Authority for further information with regards to the scope of the MRA.
7. Before granting planning consent, wintering bird surveys will be undertaken to identify any offsite functional habitat. Wintering bird surveys should comprise two winter seasons, and both diurnal and nocturnal surveys. Natural England should be contacted for advice on how to determine whether mitigation is required based on the strength of the functional link. 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.
8. Contributions will be required towards:
   1. Eight Ash Green Mobility Hub;
   2. Improvements to Halstead Road Junction;
   3. Walking and cycling route from Eight Ash Green to Stanway (connecting to new RTS);
   4. Other community facilities informed by the Parish Council.

All development proposals within Eight Ash Green Neighbourhood Plan Area, will also be determined against the policies in the Eight Ash Green Neighbourhood Plan (December 2019) where they are up to date and relevant. This includes consideration of the most up to date local housing needs evidence.

Policy PP32a Land South of Halstead Road, Eight Ash Green Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 250 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development.
2. Provision of safe crossing across the A1124 to be agreed with the Highway Authority.
3. Before granting planning consent, wintering bird surveys will be undertaken to identify any offsite functional habitat. Wintering bird surveys should comprise two winter seasons, and both diurnal and nocturnal surveys. Natural England should be contacted for advice on how to determine whether mitigation is required based on the strength of the functional link. 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.
4. In accordance with Policy EN6, development proposals should have regard to the Heritage Impact Assessment (High Level Heritage Impact Assessment 2026) which identified key sensitivities and mitigation measures for this site, including but not limited to:
   1. the use of green space and planting, particularly along the eastern, southern and western boundaries, to break up and soften development;
   2. the retention and reinforcement of existing hedgerows and boundary planting, where possible, to maintain visual separation from Malting House, Mantills Farmhouse and Foxes Lane;
   3. The careful treatment of Halstead Road frontage so that the milestone is retained in situ, should be protected during construction and remain visible;
   4. limits on the height, scale and massing of buildings to ensure development reflects surrounding development and does not become visually dominant in available views;
   5. the retention in situ, protection and enhancement of the historic milestone on Halstead Road, including ensuring it remains visible and legible within the street scene;
   6. the retention and enhancement of the public footpath along the western boundary as part of a landscape-led design response; and
   7. prior to the submission of a planning application the developer will be required to undertake and fund further archaeological assessment and evaluation, including review of previous geophysical survey results, to fully characterise the archaeological potential of the site and identify any archaeological mitigation measures that may be necessary.
5. Contributions will be required towards:
   1. Eight Ash Green Mobility Hub;
   2. Improvements to Halstead Road Junction;
   3. Walking and cycling route from Eight Ash Green to Stanway (connecting to new RTS);
   4. Other community facilities informed by the Parish Council.

All development proposals within Eight Ash Green Neighbourhood Plan Area, will also be determined against the policies in the Eight Ash Green Neighbourhood Plan (December 2019) where they are up to date and relevant. This includes consideration of the most up to date local housing needs evidence.

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 and proposals for employment uses will be supported subject to compliance with all other relevant policies of this Plan. In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP, development proposals within the area identified on the policies map will be expected, in accordance with Policy EN6, to have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified further work of archaeological evaluation and recording to investigate the nature, extent and significance of any remains that are present could reduce any adverse impacts upon them.

All development proposals within Eight Ash Green Neighbourhood Plan Area, will also be determined against the policies in the Eight Ash Green Neighbourhood Plan (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 ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 25 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. retaining the roadside ribbon-style character of settlement in the area;
   2. the existing trees and hedges in the north and south of the site should be retained;
   3. preservation of green space in the south-western corner of the site to help preserve the setting of the farm buildings to the south;
3. 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;
4. 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.

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

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver a comprehensive, high quality and co-ordinated development that provides for the following site-specific requirements:

1. A predominantly residential development including community infrastructure, strategic open space and approximately 800 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development.
2. Safe and suitable access to required highway design standards to be agreed with the Highway Authority. All vehicular access to be off Coach Road only, with the exception of the small area adjoining the Causeway, which will need to be served by a suitable access as well as make provision for a safe pedestrian / cycle route connecting the Causeway with the rest of the development.
3. An active travel plan to be agreed with the Council which ensures site wide active travel connectivity including links beyond the site, connectivity within and throughout the site to existing footways and any public rights of way, particularly to the South of Coach Road, a pedestrian / cycle link to the existing village hall and connection off Coach Road to the south with the Causeway to the east of the site. A safe walking and cycling route should also be provided to the Chesterwell development where there are a large range of services and facilities.
4. Provision for a local centre which 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. Provision for primary education and Early Years & Childcare which may be through expansion of existing facilities or on site provision. The allocation is to include 2.2ha of land for this use to ensure all options remain open
6. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. the use of green space and woodland planting to retain some of the rural character of the area (especially in the north);
   2. retaining and enhancing the existing planting on boundaries of the site in order to maintain screening of the nearby listed buildings;
   3. retaining and enhancing the woodland area in the north-east of the site;
   4. consideration in the design of any development within the site to limit the heights of buildings;
   5. using the historical field pattern to inform development plans and the site layout and;
   6. further work of a geophysical survey and archaeological evaluation and recording in the north-western part of the site is also recommended in order to reduce and/or offset any adverse impacts from any development.
7. 'Enhanced Open Space' as shown on the policies map substantively in excess of 10% of the allocation area must be provided as open space, which could form part of the SANG provision. This should include at least one area of strategic open space and multiple areas of less formal and more incidental ‘doorstop’ open space.
8. Before granting planning consent, wintering bird surveys will be undertaken to identify any offsite functional habitat. Wintering bird surveys should comprise two winter seasons, and both diurnal and nocturnal surveys. Natural England should be contacted for advice on how to determine whether mitigation is required based on the strength of the functional link. 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.
9. 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.
10. Demonstrate that there is capacity available in the sewerage network and at the receiving Water Recycling Centre to accommodate wastewater flows from the proposal for treatment and discharge. Where insufficient capacity is available to serve the proposal at the point of anticipated connection, development will be required to be phased, or otherwise appropriately managed, to ensure that connections do not take place until the necessary infrastructure capacity is available.
11. Contributions will be required towards:
    1. extending the village hall or other local community facilities to be informed by the Parish Council.
    2. Mobility Hubs

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 PP35: The Old School, Great Horkesley Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 13 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Turleys 2021 Impact Assessment) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. careful consideration of the development proposals to ensure the connection to Church of England School is maintained and setting enhanced;
   2. access through the site needs to be carefully considered from a settings perspective;
3. Contributions will be required towards:
   1. extending the village hall or other local community facilities to be informed by the Parish Council.

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

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 150 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. Safe and suitable site access including junction visibility at Earls Colne Road / Chappel Road to required highway design standards and point of vehicle access off Earls Colne Road to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity or safety;
3. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, the creation of chalky bounder clay grassland may be suitable if soil nutrient status can be reduced;
4. Support will be given to delivering standing freshwater or woodland habitat to support the delivery of the strategic creation opportunities in the Essex LNRS;
5. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. preservation of views of the Church Tower, in views from Earls Colne Road, and preservation of open green space in the foreground of this view (along the northern edge of the site), to help preserve the visual connection between the Church Tower and conservation area and the surrounding open agricultural landscape;
   2. green space buffer to separate Newbarn Farmyard from any new development;
   3. the use of green space (especially in the west and north of the site) should be used to preserve the rural character;
   4. the use of a view corridor down the centre of the site;
   5. the use of green space and planting to break up the development;
   6. limiting the heights of buildings;
   7. sensitive design should be used to retain the agricultural setting;
   8. prior to the submission of a planning application the developer will be required to undertake and fund further archaeological evaluation and recording to fully characterise the archaeological potential of the site and identify any archaeological mitigation measures that may be necessary;
6. Contributions will be required towards:
   1. Wakes Colne/Chappel Mobility Hub
7. Before granting planning consent, wintering bird surveys will be undertaken to identify any offsite functional habitat. Wintering bird surveys should comprise two winter seasons, and both diurnal and nocturnal surveys. Natural England should be contacted for advice on how to determine whether mitigation is required based on the strength of the functional link. 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 Neighbourhood Plan Area, will also be determined against the policies in the Great Tey Neighbourhood Plan (adopted October 2024) where they are up to date and relevant. This includes consideration of the most up to date local housing needs evidence.

Policy PP36a: Land East of Brook Road, Great Tey Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 50 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2026) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. preserving and enhancing field boundaries to soften the edge of new development in views looking towards Great Tey Conservation Area;
   2. use of a buffer of green space in the northernmost part of the site to distance development from the medieval moated homestead monument to prevent its loss or deterioration and maintain the historic settlement edge;
   3. limiting the heights and density of buildings;
   4. development should be focussed behind the existing residential properties on Brook Road and massed away from the south west corner of the site where it is likely to be most visible from the Churchyard of St Barnabas;
   5. site access should be located towards the southern part of the site where safe and practicable;
   6. prior to the submission of a planning application the developer will be required to undertake and fund further archaeological evaluation and recording to fully characterise the archaeological potential of the site and identify any archaeological mitigation measures that may be necessary;
3. Before granting planning consent, wintering bird surveys will be undertaken to identify any offsite functional habitat. Wintering bird surveys should comprise two winter seasons, and both diurnal and nocturnal surveys. Natural England should be contacted for advice on how to determine whether mitigation is required based on the strength of the functional link. 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.
4. The site is within a Waste Consultation Area (WCA). Applications made within WCAs are required to include a Waste Infrastructure Impact Assessment (WIIA) as part of its evidence base. Please liaise with the Minerals and Waste Planning authority for further information with regards to the scope and content of WIIA.
5. Contributions will be required towards:
   1. Wakes Colne/Chappel Mobility Hub.

All development Proposals within Great Tey Parish Neighbourhood Plan Area, will also be determined against the policies in the Great Tey Neighbourhood Plan (adopted October 2024) where they are up to date and relevant. This includes consideration of the most up to date local housing needs evidence.

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

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver a comprehensive, high quality and co-ordinated development that provides for the following site-specific requirements:

1. A predominantly residential development including community infrastructure, strategic open space and approximately 850 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development.
2. Impacts on the Strategic Road Network can be satisfactorily mitigated to the satisfaction of National Highways.
3. Provision for primary education and Early Years & Childcare. 2.2ha of land within the development area shall be safeguarded for primary and Early Years purposes to ensure education facilities can be provided locally for new residents without impacting the existing provision
4. An active travel plan to be agreed with the Council which ensures site wide active travel connectivity within and beyond the site.
5. 'Enhanced Open Space' 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 located centrally within the site to provide a naturally landscaped community space that is well connected to new and existing development and which could contribute to SANG alongside multiple areas of less formal and more incidental ‘doorstop’ open space.
6. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for enhancement of existing hedgerows. Soil conditions may favour the creation of higher distinctiveness grasslands, including some of a calcareous character.
7. Support will be given to delivering grassland habitat to support the delivery of the strategic creation opportunities in the Essex LNRS.
8. Demonstrate that there is capacity available in the sewerage network and at the receiving Water Recycling Centre to accommodate wastewater flows from the proposal for treatment and discharge. Where insufficient capacity is available to serve the proposal at the point of anticipated connection, development will be required to be phased, or otherwise appropriately managed, to ensure that connections do not take place until the necessary infrastructure capacity is available. Development will only be supported when the necessary infrastructure improvements have been demonstrated to be deliverable and will be completed prior to occupation of the development.
9. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. Planting around the edge of the development should be maintained to preserve the green backdrop to the listed buildings in views looking out from the main village throughfares;
   2. where possible large blocks of development should be avoided and development should be broken up by planting and green space. Efforts should be made to retain the roadside ribbon-style character of settlement in the area and dense, uniform layouts should be avoided;
   3. the existing treeline should be retained. The tree lines that form the boundaries of the site, as well as those within the site should be preserved and enhanced in order to maintain visual screening for nearby listed buildings;
   4. green space should be retained along Park Lane to preserve the dispersed character of the settlement in this area. Planting should be used to screen new development where possible from the listed buildings along this road;
   5. site access should be located away from the listed buildings in order to reduce traffic and visual intrusion near heritage assets;
10. Provision of a new local centre to serve the new and existing local community. This may include provision of retail, commercial and community facilities (including education) at an appropriate scale, relevant to the role and function of a local centre and the communities it is intended to serve.
11. Before granting planning consent, wintering bird surveys will be undertaken to identify any offsite functional habitat. Wintering bird surveys should comprise two winter seasons, and both diurnal and nocturnal surveys. Natural England should be contacted for advice on how to determine whether mitigation is required based on the strength of the functional link. 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.
12. Development proposals within a Mineral Safeguarding Area will require a Mineral Resource Assessment (MRA). This applies to all planning applications for development on a site located within an MSA that is 5ha or more for sand and gravel, 3ha or more for chalk and greater than 1 dwelling for brickearth or brick clay. Please liaise with the Minerals and Waste Planning Authority for further information with regards to the scope of the MRA.
13. Contributions will be required towards:
    1. Langham Mobility Hub
    2. Cycle route improvements to connect to Park and Ride and access to the Rapid Transit System
    3. New or improved bus connection and service to connect with the P&R at Boxted Road
    4. New or improved community facilities to be informed by the Parish Council
14.  Development shall minimise light pollution through a comprehensive lighting strategy informed by the Dedham Vale National Landscape Lighting Design Guide. Lighting shall protect dark skies, tranquillity, residential amenity and ecological networks.

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 PP38: Land opposite Wick Road, Langham Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 10 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitat: enhance the distinctiveness and condition of retained areas of grassland and hedgerow;
3. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. enhancing the planting along the southern boundary of the site;
   2. the use of green space (especially in the south);
   3. consideration in the design of any development within the site to limit the heights of buildings;
   4. further work of archaeological evaluation and recording is recommended in order to reduce and/or offset any adverse impacts from any development;
4. Contributions will be required towards:
   1. Langham Mobility Hub
   2. Cycle route improvements to connect to Park and Ride and access to the Rapid Transit System
   3. New or improved bus connection and service to connect with the P&R at Boxted Road
   4. New or improved community facilities to be informed by the Parish Council
5.  Development shall minimise light pollution through a comprehensive lighting strategy informed by the Dedham Vale National Landscape Lighting Design Guide. Lighting shall protect dark skies, tranquillity, residential amenity and ecological networks.

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 ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 10 new dwellings of a mix, type and tenure of housing, including the provision of bungalows or almshouses, to meet evidenced needs and respond appropriately to the character of surrounding development.
2. Proposals should take into account the opportunities included in the LoWS Addendum report (2026) (including hedgerow management and maintenance, meadow creation, tree retention, and scrub management) to avoid or minimise the potential threat of habitat loss and fragmentation associated with development, and the threat of disturbance and degradation associated with its long-term occupation. Where possible, adjacent developments should contribute to cohesive ecological mitigation and enhancement.
3. Ecological surveys should further explore the invertebrate assemblage through a review of species records and, potentially, targeted surveys and assess eligibility against the LoWS invertebrate criteria and demonstrate appropriate mitigation if required.
4. Contributions will be required towards improvements to public transport including provision of new bus stop(s).

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

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 75 new dwellings of a mix, type and tenure of housing, including the provision of bungalows and/or almshouses, to meet evidenced needs and respond appropriately to the character of surrounding development.
2. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitat: enhance woodland and grassland habitat. The site is on superficial sands and gravels that could make the site suitable for the creation of Lowland Dry Acid Grassland if nutrient levels can be lowered.
3. Proposals should take into account the opportunities included in the LoWS Addendum report (2026) (including hedgerow management and maintenance, meadow creation, tree retention, scrub management, and grassland enhancement) to avoid or minimise the potential threat of habitat loss and fragmentation associated with development, and the threat of disturbance and degradation associated with its long-term occupation. Where possible, adjacent developments should contribute to cohesive ecological mitigation and enhancement.
4. Ecological surveys should further explore the invertebrate assemblage through a review of species records and, potentially, targeted surveys and assess eligibility against the LoWS invertebrate criteria and demonstrate appropriate mitigation if required.
5. Whilst there are two landowners, only one access to serve both sites will be supported and it must be demonstrated that the access point does not alter the rural character of The Folley.
6. An active travel link through both sites to the adjoining site to the south (Monarch Rise) to connect with the village.
7. Provision of community facilities informed by the Parish Council including allotments and provision of a play area within the development site.
8. Contributions will be required towards:
   1. improvements to public transport including provision of new bus stop(s);
   2.  improvements to the village hall, MUGA, recreation ground, (including but not limited to outdoor gym and play equipment) and Malting Green, all to be agreed with the Parish Council.

Policy PP40a: Malting Green Road, Layer de la Haye Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 30 new dwellings of a mix, type and tenure of housing, including the provision of bungalows and/or almshouses, to meet evidenced needs and respond appropriately to the character of surrounding development.
2. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitat: retain grassland, hedgerow enhancement and tree planting.
3. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (High Level Heritage Impact Assessment 2026) which identified key sensitivities and mitigation measures for this site, including but not limited to:
   1. the use of green space and planting to break up and soften development and help retain the rural character of the area;
   2. the retention and reinforcement of existing hedgerows and boundary planting to soften the transition between the development and the surrounding landscape and to help preserve the setting of Great House Farmhouse;
   3. the use of planting around the edge of the development to provide screening and reduce the potential for development to become visible from Great House Farmhouse should intervening vegetation be lost in the future;
   4. limits on the height, scale and massing of buildings to ensure development reflects the surrounding built form and does not become visually intrusive; and
   5. prior to the submission of a planning application the developer will be required to undertake and fund further archaeological assessment and evaluation, including a review of any previous surveys or test-pitting work, to fully characterise the archaeological potential of the site and identify any archaeological mitigation measures that may be necessary.
4. Contributions will be required towards:
   1. improvements to public transport including provision of new bus stop(s);
   2. improvements to the village hall, MUGA, recreation ground, (including but not limited to outdoor gym and play equipment) and Malting Green, all to be agreed with the Parish Council.

Policy PP41: Rowhedge Business Park, Rowhedge Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 50 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development.
2. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitat: enhance the adjacent woodland and open mosaic condition.
3. The area of woodland within the site must be safeguarded and retained as tree cover and open space.
4. Development proposals should seek to avoid or minimise the potential threat of habitat loss and fragmentation associated with development, and the threat of disturbance and degradation associated with its long-term occupation (as identified in the LoWS Review 2026).
5. Ecological surveys must determine whether the entire woodland resource meets the LoWS criteria. Where part of the site may meet LoWS selection criteria, the criteria mitigation and compensation measures must be incorporated into the design of the proposal.
6. Contributions will be required towards expansion of the existing Rowhedge University Medical Practice.

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

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 185 new dwellings of a mix, type and tenure of housing to meet evidenced needs, including the latest West Bergholt Housing Needs Survey; and respond appropriately to the character of surrounding development;
2. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. the use of green space (especially in the west and south) to break up blocks of development;
   2. the use of planting to soften the built edge of development;
   3. limits on the heights of buildings;
   4. the consideration of the historical field layouts to inform the development plan and layout;
   5. development to respect local historical character distinctiveness;
   6. consideration of the historical field and street layouts to inform the development plan and layout;
   7. Prior to the submission of a planning application the developer will be required to undertake and fund further archaeological evaluation and recording and settings assessment for the Scheduled Hillfort to fully characterise the archaeological potential of the site and identify any archaeological mitigation measures that may be necessary;
3. 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.
4. Policy PC4 sets out considerations regarding density of development additionally, consideration to be given to regard to the West Bergholt Housing Density Survey and any updated evidence where appropriate;
5. Contributions will be required towards:
   1. safe crossings from the development across Colchester Road.
   2. LCWIP (Walking and Cycling) Routes including connecting to North Station roundabout via B1508
   3. West Bergholt Mobility Hub
   4. Enhancements to Poors Land Lorkin Daniell Field and William Sims Sports Field;
   5. A community hub

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.

All development proposals within West Bergholt Neighbourhood Plan Area, will also be determined against the policies in the West Bergholt Neighbourhood Plan (Adopted October 2019) where they are up to date and relevant. This includes consideration of the most up to date local housing needs evidence.

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

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 185 new dwellings of a mix, type and tenure of housing to meet evidenced needs, including the latest West Bergholt Housing Needs Survey; and respond appropriately to the character of 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;
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. Policy PC4 sets out considerations regarding density of development additionally, consideration to be given to regard to the West Bergholt Housing Density Survey and any updated evidence where appropriate;
5. Contributions will be required towards:
   1. safe crossings from the development across Colchester Road.
   2. LCWIP (Walking and Cycling) Routes including connecting to North Station roundabout via B1508
   3. West Bergholt Mobility Hub
   4. Enhancements to Poors Land, Lorkin Daniell Field and William Sims Sports Field;
   5. A community hub.

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.

All development proposals within West Bergholt Neighbourhood Plan Area, will also be determined against the policies in the West Bergholt Neighbourhood Plan (Adopted October 2019) where they are up to date and relevant. This includes consideration of the most up to date local housing needs evidence.

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 site specific infrastructure requirements from the IADP 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. 0.7ha of open space and/or green infrastructure;
2. Demonstrate that development will avoid harming the operation of the stables, the safety of riders and access to public footpath 4;
3. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. large areas of built development should be avoided where possible, especially towards the western edge of the site;
   2. design should reflect the rural and agricultural setting and respond to the character of the surrounding heritage assets;
   3. the tree and hedge lines that form parts of the boundaries of the site should be preserved and enhanced to maintain visual screening for nearby heritage assets;
   4. the layout of the development should incorporate areas of green space and planting in order to break up areas of built development and to help preserve the rural and dispersed character of the area, especially in the west of the site. These should also allow views out towards the Iron Age Small multivallate hillfort known as Pitchbury Ramparts and Alcrofts;
   5. site access should be located to the north-east, towards the existing employment development, to reduce traffic and visual intrusion near heritage assets and limit gaps in the surrounding planting;
   6. conserve the milestone: If the milestone is able to be found, it may be possible to carry out conservation work and ensure that it is sited in an appropriate position;
   7. The site is within a Waste Consultation Area (WCA). Applications made within WCAs are required to include a Waste Infrastructure Impact Assessment (WIIA) as part of its evidence base. Please liaise with the Minerals and Waste Planning authority for further information with regards to the scope and content of WIIA;
4. Contributions will be required towards:
   1. LCWIP (Walking and Cycling) Routes including connecting to North Station roundabout via B1508

All development proposals within West Bergholt Neighbourhood Plan Area, 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 Residential Allocation (1) Enhanced Open Space Provision (2)

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 15 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. 'Enhanced Open Space' as shown on the policies map in excess of 10% of the allocation area must be provided as open space to reflect the site characteristics.
3. Any loss of hedgerow to allow for suitable access must be compensated.
4. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. retention and enhancement of the hedge and trees along the east and south east boundaries of the site to maintain screening to the church;
   2. limitation on building height to ensure they are in keeping with the surrounding development;
   3. further work of archaeological evaluation and recording is recommended in order to reduce and/or offset any adverse impacts from any development.

Policy PEP15: Land at Former Mill Race Nursery, Aldham Comment

Land at Mill Race Nursery, Aldham, as shown on the policies map, is allocated for employment, leisure and community uses. Proposals for an appropriate mix of uses will be supported subject to compliance with all other relevant policies of this Plan.

All land and premises within this area will be safeguarded for a mix of employment, commercial and leisure uses, in accordance with Policy E1. Other Class uses will be supported where they are ancillary to the existing employment, leisure and community uses on the site and are intended to serve the primary function of the site, subject to any requirements for a sequential / impact test where the this applies.

In addition to the infrastructure and mitigation requirements identified in Policy ST7 development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2026) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. the retention of planting and trees along the eastern boundary to provide natural screening between heritage assets and new development;
   2. sensitive design and layout to protect the rural character of the conservation area and its connection to the river;
   3. limit on building heights;
   4. the retention of a buffer of open space around the pillbox and towards the river to maintain connection;
   5. the careful treatment of the north-west corner of the site and controls on construction vehicle movements near south-west corner to preserve the pillbox and anti-tank pimple in situ and
   6. further work of archaeological evaluation and recording is recommended in order to reduce and/or offset any adverse impacts from any development.

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

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 15 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development.
2. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitat: grassland and hedgerow enhancement and tree planting.
3. Grassland compensation and any mitigation set out in protected species surveys (there is a pond 25m east of the site).
4. 'Enhanced Open Space' 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. In accordance with Policy EN6, development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. preserve views of the spire of the Church of St Peter and Paul in Birch;
   2. maintain and enhance screening separating the site from Mill House;
   3. use green space and planting to break up development in views from the Birch Conservation Area;
   4. limit the heights of buildings so they are in keeping with surrounding development;
   5. further work of archaeological evaluation and recording is recommended in order to reduce and/or offset any adverse impacts from any development.
6. Safeguarding of suitable access for the maintenance of existing water supply infrastructure.

Policy PP47: Land at Picketts Farm, Fingringhoe Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 5 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for grassland habitat;
3. Have regard to the Essex LNRS, which identifies a strategic opportunity for grassland habitat north of the site.

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

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and site specific infrastructure requirements from the IADP and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 25 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. '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;
3. Support will be given to delivering standing freshwater habitat to support the delivery of the strategic creation opportunities in the Essex LNRS;
4. Provision of a footway access to the primary school
5. Ensure provision of green infrastructure connections and recreational access to the countryside via public rights of way 3 and 17
6. In accordance with Policy EN6 development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to:
   1. Views must be preserved towards the church tower at the Grade II* listed Church of All Saints, with use of green space to break up large blocks of development to retain rural character of the settlement particularly adjacent to Kelvedon Road;
   2. green space and planting on the northern edge of the development to help preserve the setting of Osborne House;
   3. use of green space and planting to break up large blocks of development and help retain rural character of the settlement;
   4. limits on the heights of buildings;
   5. further work of a geophysical survey and archaeological evaluation is recommended in order to reduce and/or offset any adverse impacts from any development;
7. A site-specific drainage strategy must be prepared to ensure existing surface water flooding issues are not exacerbated by the development and that development design is compatible with, and complements, existing flood mitigation solutions on site and in the village;
8. Contributions will be required towards:
   1. expansion of Mildene school in Tiptree; and
   2. the new Tiptree medical centre;
9. Before granting planning consent, wintering bird surveys will be undertaken to identify any offsite functional habitat. Wintering bird surveys should comprise two winter seasons, and both diurnal and nocturnal surveys. Natural England should be contacted for advice on how to determine whether mitigation is required based on the strength of the functional link. 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 PP49a: Land South of Mersea Road, Peldon Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 25 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitat: creation of new grassland and hedges and tree planting;
3. In accordance with Policy EN6, development proposals should have regard to the Heritage Impact Assessment (2026) which identified key sensitivities and mitigation measures for this site., including but not limited to:
   1. retention of openness within the north-eastern part of the site where feasible, to help preserve rural views from Grade II listed Slane Cottage;
   2. lower density development along the Mersea Road frontage to provide a softer transition between the settlement and surrounding countryside; 
   3. use of green space, structural planting and boundary landscaping to break up built form and retain the rural character of the site; 
   4. boundary planting to along the southern and eastern boundaries where possible to avoid a hard settlement edge;
   5. careful treatment of Mersea Road frontage to respond sensitively to the historic roadside settlement pattern, not appearing overly prominent in views from Slane Cottage;
   6. building heights, scale and massing that respond to the surrounding settlement pattern and avoid visually dominant development; and
   7. further archaeological assessment and evaluation to inform the design of development and any necessary mitigation measures.

Policy PP49b: Land west of Malting Road, Peldon Comment

In addition to the infrastructure and mitigation requirements identified in Policy ST7 and subject to compliance with all other relevant policies of this plan, development proposals within the area identified on the policies map will be expected to deliver the following site-specific requirements:

1. Approximately 5 new dwellings of a mix, type and tenure of housing to meet evidenced needs and respond appropriately to the character of surrounding development;
2. Delivery of BNG in accordance with Policy EN2 and informed by site specific ecological assessment, with opportunities for the following onsite habitat: enhance the pond within the site and creation of new grassland, hedgerows and tree planting;
3. In accordance with Policy EN6, development proposals should have regard to the Heritage Impact Assessment (Stage 2 Impact Assessment 2025) which identified key sensitivities and mitigation measures for this site. Including but not limited to :
   1. respect the setting of and conserve the local distinctiveness of the Church of St Mary
   2. the retention and enhancement of planting around the edges of the site, particularly to the south and east;
   3. the use of green space within the new development to break up density, in keeping with the rural character of the settlement;
   4. development to be set back from Maltings Road to soften views to the west;
   5. the use of appropriate building heights, scale and massing that reflect the surrounding development; and
   6. further desk based archaeological assessment and evaluation and possible geophysical survey