as previous

The site is potentially located within the setting of five Grade II listed buildings, and the Grade II* Church of All Saints (LEN 1225059).

Initial assessment

While development here may be acceptable, a full Heritage Impact Assessment will be required to confirm whether the site is suitable from a historic environment perspective and to identify appropriate mitigation measures or opportunities for enhancement. The resulting recommendations should then be incorporated into criterion ‘c’ of the policy.

The development involves loss of farmland and open space in a rural setting and along with all the housing development proposed in Wakes Colne and Chappel will result in further urbanisation of a rural village to the detriment of the immediate locality and the loss of types of countryside within the Borough of Colchester. If granted any permision granted for industrial or storage use should take into account the extreme sensivity of the area.

There is a lack of key infrastructure.
Infrequent and unreliable buses that are often full by the time they get to the village in peak hours.
Either no or unsafe pedestrian routes.
Lack of cycle routes.
Busy main road with no crossings.
Expensive and infrequent train service inaccessible at Marks Tey to anyone with mobility issues.
Lack of key services. No pharmacy, GP. Shop is very small. No cafes. One pub.

I support the Parish Council's detailed response.

The proposed development does not comply with Policy PC2 Active and Sustainable Travel and of the proposed local plan.

Point f of PC2 of the local plan requires that the development should be linked to surrounding walking, cycling and public transport networks, and improve connectivity to adjoining areas and key destinations. The proposal does not demonstrate how this is to be done. Key destinations relevant to this proposal are the railway station and bus stops to enable travel to business premises.

Whilst there is connectivity to bus services running along the A1124, only East Bound services can be accessed without crossing the A1124. The A1124 here is busy with fast moving traffic (40 MPH limit) and limited visibility due to the road’s topology. Therefore the development fails to address item c of PC2, namely to "Support the provision of infrastructure to encourage active and sustainable modes of travel that are inclusive and accessible to all".

Access to the train station would require the use of the narrow footpath on the North side of the A1124. The existing footpath from Wakes Hall business park to Chappel Corner is entirely unsuitable, given that it is narrow, often overgrown, and with vehicles regularly passing close by at speed. If you did manage to safely negotiate this footpath, you would then be required to negotiate Station Road, which has well known and long standing safety issues of its own. In 2023 Station Road was described by a planning inspector as “... not so intrinsically hazardous that it would never be used in favour of the car …” (ref. APP/A1530/W/21/3288712) which is absolutely not the same as “Support the provision of infrastructure to encourage active and sustainable modes of travel that are inclusive and accessible to all" from PC2.

I support this but there needs to be greater access by active travel to this location, especially from the west in Earls / White Colne as well as the station. Currently the cycle although on 30mph roads is not extremely dangerous but it's enough to discourage people from cycling to this location from the station and the surrounding area. As the vision outlines this something should be done to allow for a safe way to cycle here. Only then do I support this

Semi-rural area with an equestrian community. Development is close to Restricted Byway 28 Chappel, Restricted Byway 11 Chappel and Restricted Byway 64 Great Tey and Chalkney Wood. PRoW must be designed as multi-user routes (MURs) to ensure inclusivity for all non-motorised users. MURs function as public highways and are best defined as restricted byways—open to pedestrians, horse riders, cyclists, and users of non-motorised vehicles—or as bridleways, which permit access for pedestrians, horse riders, and cyclists. Any new links should have the RB status to ensure consistent access for all users and inclusivity.

The following response relates to land to the east of Wakes Hall Business Park, Wakes Colne, proposed as Policy PEP12 within the consultation document.

In summary, the site is deliverable without any insuperable constraints. As such, our clients support the continued allocation of the site within the emerging Local Plan.

The site comprises an area of approximately 0.86ha, and is almost entirely surrounded by trees. Despite this, it is located immediately to the east of the existing business park, and shares an existing access with the park. It is well screened from most external viewpoints, and can be developed with little impact on surrounding users.

The site is immediately adjacent to the existing Wakes Hall Business Centre, which comprises some 29,000 sq all occupied by various business’s including Chiropractor, Beauty Therapy, Colchester Brewery, automatic door installers, web company, driver testing for people who have had strokes, financial service company, resin flooring installer, Lapsafe manufacturer for laptops, and engineering consultants. At the last
survey undertaken by the owners 28 people travelled to work in a 4-mile radius of the Business Centre some using the Bus, utilizing the Bus Stops on the A1244 immediately outside the Business Centre.


Policy PEP12 states that land at Wakes Hall Business Centre, as shown on the policies map, is allocated for employment uses in accordance with Policy E1. It goes onto stress that in addition to the infrastructure and mitigation requirements identified in Policy ST7 and subject to compliance with all other policies, proposals for employment uses will be supported on land within the area identified on the policies map which accord with Policy E1 provided a number of requirements are met. These are as follows, with our response in bold:

a) Safe pedestrian access to ensure connectivity between the site and existing footways and to maximise opportunities for enhanced connectivity to the surrounding area.

The site can be linked with surrounding footpaths and the landowner also owns and controls large areas of surrounding land;

b) Safe and suitable site access to required highway design standards and point of vehicle access to be agreed with the Highway Authority and demonstration that proposal would not be detrimental to highway capacity.

The existing access to the Business park has been designed to permit future expansion and therefore the existing access can be utilised. This will be the subject of a technical report that would accompany a future application;
c) Development must conserve, and where appropriate, enhance the significance of heritage assets (including any contribution made by their settings). Designated heritage assets close to the allocated site includes Wakes Colne Conservation Area, seven Grade II and one Grade II* Listed Building as informed by the stage 1 HIA.

Many of these buildings and the conservation area are distant from the site and would nt be affected. To the south east of the site is the grade 2 listed Wakes Colne House which is entirely screened by existing vegetation, whilst to the south west and west are the Gate Lodge and cart lodge to Wakes Hall, together with the Hall itself. These are subject to intervening buildings and existing vegetation such that they will not be affected.

d) Promote the use of natural screening through the retention of existing trees and hedgerows and incorporation of new native features.

These will be retained and enhanced where necessary.

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

This will be undertaken if appropriate.

The landowner looks forward to working positively with the City Council as the Local Plan advances.

Chappel Parish Council would like to support its neighbouring Parish, Wakes Colne in the concerns they have raised with PEP12 – Land at Wakes Hall Business Centre. Being the neighbouring Parish, Chappel Parish Council would like to raise highways, water, sewage, flooding and design full details are in the attachment.

The A1124 that runs through the village is saturated and already dangerous - in winter it is a river. It cannot take a higher volume of traffic. More traffic turning in/out of the current entrance below the brow of the hill would be dangerous.

Our Grade 2 listed house is across the road from the business park. It's fine because there is a field between us and the entrance is on colchester road. Increasing this and building to the parameters will totally change this. We will now have our view changed and more worryingly the noise that the new businesses there might make. Lane road is a very narrow road and even a few months ago I had an accident reversing as a large van came down the road. Cars also come down quickly on often blind corners and we often jump out of the way on our daily dog walk. Adding another entrance there would cause major issues with large vehicles up and down that small road and make it far more dangerous

Wakes Colne Parish Council raises significant concerns regarding Policy PEP12 – Land at Wakes Hall Business Centre. The proposed extension would further encroach into open countryside on the western edge of the village, eroding its rural character and landscape setting. Although employment development is often justified by job creation, this is not always realised, particularly where developments serve a wider commercial catchment rather than local needs. The Parish Council is also concerned that the expansion would increase flood risk and lead to higher traffic volumes on the A1124 and through surrounding villages.

See attachment with detailed comments on numerous policies. Anglian Water welcomes the opportunity to contribute comments on the Draft
Local Plan for Colchester City Council. We consider that the Plan is well set out with in relation
to managing flood risk, surface water and wastewater, and enabling water efficiency. We
recognise the challenges for meeting the uplift in housing requirements and the
infrastructure required to help deliver future growth across the district, with the main
focus being Colchester and the larger towns.
We have raised some policy matters relating to consistency between policies addressing surface
water flood risk, water supply, and wastewater, and how these matters are attributed to site
allocation policies.
We look forward to continuing our positive and proactive discussions with the Council in
respect of our comments and the next iteration of the Local Plan, including supporting updates
to the evidence base if required

Wakes Colne Parish Council
Consultation Response
Regulation 18 – Colchester Local Plan
Preferred Options (2025–2041)
Policy: PEP12 – Land at Wakes Hall Business
Centre
Introduction
Wakes Colne Parish Council wishes to raise significant concerns regarding
Policy PEP12 – Land at Wakes Hall Business Centre.
The proposed extension of the existing business centre would result in further
encroachment into open countryside at the western edge of Wakes Colne,
leading to erosion of the village’s rural character and its landscape setting.
While employment development is often promoted on the basis of providing
local jobs, the Parish Council notes that this is not always the outcome,
particularly where development serves a wider commercial catchment
rather than identified local employment needs. This expansion is likely to result
in increased flood risks, and traffic volumes on the A1124 and through
surrounding villages.
Key Concerns
The Parish Council is particularly concerned about the cumulative impact of
development in this location.
Any future development of land between the PEP12 Wakes Hall Business
Centre and the PP28 housing allocation (approximately 200 dwellings west of
Station Road) would not be supported. This land currently forms an important
open gap between Wakes Colne village and the business park/Wakes Colne
Hall and plays a vital role in maintaining settlement separation and rural
character.
Although improved pedestrian and cycle connectivity would be welcomed,
this should not be used to justify the loss of this important open land.

Additional concerns include:
• Increased traffic on the A1124 and through surrounding villages
• The scale and massing of large buildings and extensive hardstanding
• Increased surface water run-off contributing to existing flooding issues
• Ongoing sewage and drainage capacity constraints in the area
Rural villages such as Wakes Colne are characterised by open spaces and
agricultural land that provide both physical and visual breaks at settlement
edges. These spaces are essential in maintaining settlement identity,
preventing ribbon development and coalescence, and safeguarding the
wider rural landscape.
Principles for Future Development
Wakes Colne Parish Council wishes to clearly state that any proposed
development must deliver clear and tangible benefits for both Wakes Colne
and Chappel, while protecting the character and landscape setting of both
villages.
The following principles are considered essential:
• Any additional business units should be of a similar scale, design and
appearance to the existing buildings e.g. CLASS E
• g) i) office or ii) the research and development of products or processes or iii)
any industrial process, (which can be carried out in any residential area without
causing detriment to the amenity of the immediate area).
• Environmentally friendly and permeable materials should be used to
assist drainage and reduce flood risk
• Solar panels should be installed on roofs and other suitable areas
• Bus shelters should be provided at existing bus stops on both sides of
the A1124 near the business centre entrance
• Safe and direct pedestrian and cycle connectivity should be provided
to Chappel and Wakes Colne railway station
• Continuous and safe pedestrian pavements should be provided from
the business centre to the village post office and convenience store
Green Buffer Designation
The Parish Council considers that the open land to the east of Lane Road,
extending to the edge of the proposed PP28 housing allocation, should be
designated within the revised Local Plan as a “local green buffer” or
equivalent protected open space. This designation would help to:
• Prevent settlement coalescence and ribbon development
• Protect the local landscape from further encroachment
• Preserve the setting and significance of Wakes Colne Hall

• Safeguard the character and appearance of Wakes Colne and
Chappel and the ‘Colne Valley’.
Conclusions
Wakes Colne Parish Council strongly requests:
• Designation of the open land east of Lane Road, between the PEP12
and PP28 allocations, as a local green buffer or equivalent protected
open space
• Evidence-led justification for the need for employment land at this
location, including consideration of alternative sites
• Safeguarding of the rural setting and character of Wakes Colne and
Chappel
• Clear recognition and assessment of cumulative impacts arising from
adjacent allocations
• Building design that is in keeping with the existing structures and
business activity
• Clear and safe pedestrian and cycle connectivity between the
Business Centre, village centre and railway station
• The use of environmentally sustainable materials and design principles
Wakes Colne Parish Council welcomes the opportunity to work constructively
with the Local Planning Authority and developers to achieve a balanced
and sensitive approach to development that respects the village’s
character, landscape setting and heritage assets, while delivering
appropriate outcomes for residents.
Without these inclusions and considerations, the Parish Council considers the
PEP12 allocation to be unsound.

White Colne Parish Council objects to the proposed extension of the existing business centre. Further development of the site would encroach into open countryside towards the edge of White Colne. Expansion of the site will increase the risk of flooding, and will increase traffic on local roads, particularly the A1124, negatively impacting adjacent parishes.