TIP13: Tower End

It is therefore proposed that Policy TIP13 is amended as follows:

‘In addition the operational water mains and rising main across the site will be protected from development to ensure that access can be maintained’

In our previous comments we had asked for reference to be made to the location of existing water main and a rising main (pressurised sewer) which crosses the allocation site.

We note that both Policy TIP13 and the related supporting text have been amended to address the comments made by Anglian Water.

Anglian Water is generally supportive of TIP13 as drafted although we would ask that point xi. of policy refer to both water supply and sewerage infrastructure.

P37 Policy TIP13 point iii: Unfortunate typo here – should read ‘complementary’ instead of ‘complimentary’. Surprised this has not been picked up in proof reading.

The revised policy is supported as it now provides more detail for the development of this site, for example the provision of a Gypsy/Traveller pitch.

Fully support this policy. The primary street will help to divert some traffic away from Baynards School and Windmill Green. It will also enable traffic from the TIP14 site to head towards the London bound direction of the A12 without passing along the B1022 and B1023 to any great extent.

NWL generally supports this policy for development in Tower End. The detail of the numbers of dwellings to be provided should be the subject of detailed masterplanning through the various planning applications. Consequently we consider that the phrase ‘approximately 175 homes’ should be amended to ‘ a minimum of 175 homes’.

NWL also supports the new settlement boundary as proposed by the new map to accompany the Neighbourhood Plan as this will accommodate sufficient space for the proposed new development. Similarly, NWL supports the criterion relating to the protection of the operational water mains that run across the southern portion of the site north of Grange Road.

Criterion (v) requires the provision of the ‘primary street’ between Kelvedon Road and Grange Road. Each landowner is likely to be responsible for delivering the portion of road which is in their ownership but this will need to be subject to viability assessment as outlined under criterion (ii). Depending on the outcome of the viability assessments it might be prudent to include a pooling mechanism for the road to be delivered.

We support the allocation of Tower End under Policy TIP13 for residential development.

The allocation accords with the emerging Local Plan and contributes towards the requirement for the Tiptree NP to allocate land for at least 600 homes.

Marden Homes control land within TIP13 (site reference TIP08 and TIP16), which has clearly defined boundaries and a degree of built form already present on the site. The site has no ecological, environmental or heritage designations that constrain its development. The site is in a sustainable location with good connectivity to both Tiptree and surrounding settlements. It’s landscape value is minimal given its enclosed nature, its previously developed elements, and other existing uses.

It is a suitable site for the development of homes, with its allocation and subsequent development contributing towards the provision of sustainable development and the overarching principles of the NPPF.

With Marden Homes having an interest in the land, and having submitted a planning application to Colchester Borough Council, the availability and deliverability of the site have been confirmed. It is appropriate for the short term delivery of homes to ensure that housing is delivered consistently throughout the Neighbourhood and Local Plan periods.

Policy TIP13 states the allocation is for ‘approximately 175 homes’. Whilst we support this as a minimum, we suggest it should be ‘at least 175 homes’.

It is unclear how the NP has sought to calculate the number of homes allocated within the site allocations, with the evidence suggesting significantly more could be accommodated within the allocation confirmed under TIP13. This would ensure efficient use of the land, as sought by the NPPF. With reference to the potential risks in relation to site viability and deliverability that the masterplanning and link road requirements could have on the sites, as detailed earlier in this representation, it is paramount that the sites are able to deliver an extent of development that is reflective of their size and characteristics.

The only available evidence on housing numbers appears to be within the ‘SHLAA ComparisonV10-1’ Excel spreadsheet. In relation to TIP08 and TIP16, against a site area of 5.15 this refers to the provision of 130 homes. There is no evidence, however, of how 130 homes has been calculated.

This spreadsheet does seem to show that the total allocation area could provide around 188 homes, in excess of the 175 subsequently allocated.

With a requirement in national policy to make efficient use of land and to significantly boost the supply of houses, we consider that Policy TIP13 should take the opportunity to allocate ‘at least 175’ homes on the site which can comfortably accommodate over this number of dwellings. As things stand, the delivery of only 175 dwellings across the approximate allocation area of 10ha, would result in an average density of 17.5 dwellings per hectare. This is very low density and is certainly not supportive of the contribution and infrastructure requirements also expected through the allocation.

Individual planning applications would then be required to demonstrate that efficient use was made of the land, whilst achieving the other aims and aspirations of the NP and complying with relevant policies, including achieving good design.

Providing housing over and above 175 dwellings within the Tower End allocation should be viewed positively, as it will provide additional choice and variety in the housing market, and reduce pressure for development on other less sustainable and suitable sites, especially at a time when the Government are actively encouraging development and have just published planning reforms aimed at significantly increasing the rate of housing delivery. The Tiptree NP should therefore take this opportunity to contribute towards this and actively encourage further sustainable development to fully accord with the basic conditions.

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