as previous

Any development of West Bergholt without the widening of Argents lane will cause traffic chaos. Chitts hill and the railway crossing will become problematic also.

These roads already become gridlocked at times.

[REDACTED] Stop building

on-Ministerial Government Department, the Forestry Commission provide no opinion supporting or objecting to applications. Rather we provide advice on the potential impact that the proposed developments could have on trees and woodland including ancient woodland.

We have assessed the allocated sites and have concerns regarding those that are directly adjacent to ancient woodland.

Ancient Woodland:

Ancient woodlands are an irreplaceable habitat. They have great value because they have a long history of woodland cover, being continuously wooded since at least 1600AD with many features remaining undisturbed. This applies equally to Ancient Semi Natural Woodland (ASNW) and Plantations on Ancient Woodland Sites (PAWS).

Paragraph 193 (c) of the National Planning Policy Framework (Dec 2024), states:

"Development resulting in the loss or deterioration of irreplaceable habitats (such as ancient woodland and ancient or veteran trees) should be refused, unless there are wholly exceptional reasons and a suitable compensation strategy exists"

It goes on to include what could be considered as "wholly exceptional reasons" and states:

"For example, infrastructure projects (including nationally significant infrastructure projects, orders under the Transport and Works Act and hybrid bills), where the public benefit would clearly outweigh the loss or deterioration of habitat."

Protecting and expanding England's forests and woodlands, and increasing their value to society and the environment. www.gov.uk/forestrycommissionForestry Commission

As Ancient woodland, ancient trees and veteran trees are irreplaceable, proposed compensation measures should not be considered as part of your assessment of the merits of a development site proposal.

We also particularly refer you to further technical information set out in Natural England and Forestry Commission's Standing Advice on Ancient Woodland - plus supporting Assessment Guide and "Keepers of Time" - Ancient and Native Woodland and Trees Policy in England.

The Standing Advice states that proposals should have a buffer zone of at least 15m from the boundary of ancient woodlands to avoid root damage which can result in loss or deterioration of the woodland. Where assessment shows impacts are likely to extend beyond this distance, you're likely to need a larger buffer zone.

Which is in line with your policy EN4, regarding a minimum 15m buffer. However the Standing Advice and the recommended buffer zones are currently under review and are likely to be updated recommending that the minimum buffer requirement will be increased. While a 15m buffer may be appropriate for a single dwelling, for large scale developments, we would recommend this is increased to 30-50m depending on circumstances. Development that encloses a woodland and removes functional habitat links should be avoided.

The Joint NE/FC Standing Advice also states that both the direct and indirect effects of development should be considered for both the construction and operational phases of any proposed development.

Not just including the potential for actual construction to impact on soils, trees and tree roots. But also the potential for effects when residential developments are in use and result in a likely increase in visitor numbers.

Other impacts to the ancient woodland, for example reducing the resilience of the woodland and making it more vulnerable to change. Increasing the amount of dust, light, air and soil pollution and increasing disturbance to wildlife, also trampling of plants, erosion of soil and noise from additional people, traffic and domestic pets.

Due to the irreplaceable nature of ancient woodland, most temporary effects will result in irreplaceable damage.

It is also worth noting that the Town and Country Planning (Consultation) (England) Direction 2024 mandates that Local Planning Authorities notify the Secretary of State if they are minded to approve any planning applications that could lead to the loss or deterioration of ancient woodland.

Page 2Forestry Commission

Proposed sites adjacent to Ancient Woodland:

Tendring Colchester Borders Garden Community - 3000 houses. 2 ASNW in the area. PP9 North East Colchester - 2000 houses; site abuts SSSI ASNW

PP7 Land off Baker's Lane, West Bergholt - 100 houses; this site abuts and includes ASNW within the site.

PP32 Land North of Halstead Road, West of Fiddlers Wood Eight Ash Green - 250 houses abuts ASNW

PP42 Land at White Hart Lane, West Bergholt - 50 houses, on the site of orchard - Should also be checked to see if land is mentioned as an LNRS priority.

All sites should also be checked against the LNRS ACiB map to check whether any expansion or connection measures are mapped to them.

Policies:

We note policies EN4 and GN4 for Ancient Woodlands and Tree Canopy Cover, as good examples including canopy cover targets and maintenance of new trees.

The Forestry Commission is also promoting the use of home grown timber used in construction as a sustainable building material, therefore reducing the embodied carbon emissions of new builds. In line with the Government's 25 Environment Plan (Page 47), the "Timber in construction" roadmap and the Net Zero Strategy.

Potential use of timber in development could be suggested as an addition to Policy NZ2. If you require any further information, please do not hesitate to contact me. Particularly in relation to effective consideration of woodland, avoidance of ancient woodland, or mitigation and enhancement measures for other woodlands affected by development.

The site is situated within the setting of several listed buildings including, the Grade II* High Trees Farmhouse (LEN 1225133).

Initial assessment

While development at this site may be acceptable, a proforma Heritage Impact Assessment will help to confirm the site’s suitability from a historic environment perspective and to identify appropriate mitigation measures or opportunities for enhancement. The resulting recommendations should then be incorporated into criteria ‘i’ of the policy.

Applicants must demonstrate they have confirmed with Anglian Water Services that treatment capacity at the Water Recycling Centre is available to serve the development at the point of anticipated connection and where appropriate agree to phasing triggers to support development. Anglian Water has stated and evidenced that it cant cope with the amount of new build homes, and already in areas such as Langham, sewage is leaking into rivers and water ways. This is outrageous!!

Whilst it’s a shame to add more houses to an already very busy village, this proposed site seems most appropriate.
The land it’s attached to is already earmarked for new-build houses, so it’s much less destructive to simply increase this size of this Rose plot and build more houses in one area.
It is linked to Colchester Road and White Hart Lane, allowing easy access to the development. With not too many houses surrounding it, it shouldn’t disrupt too many people compared to the other sites. It’s also on the edge of the village so that will spread traffic out.

The proposed allocation lies within a tree‑rich, wooded landscape that forms an important part of the area’s rural character. Two established livery yards—Scarletts and Armoury Farm—are located nearby and rely on the limited local network of off‑road routes for safe riding. These yards contribute to the rural economy and depend on the continuity of local countryside access. This development provides a clear opportunity to deliver a dedicated multi‑user route linking Footpaths 7 and 4, supporting walkers, cyclists and equestrians while retaining the site’s green character and strengthening the area’s recreational and economic value.

West Bergholt Parish Council supports this policy, particularly the statement that “All development Proposals within West Bergholt parish, will also be determined against the policies in the West Bergholt Neighbourhood Plan where they are up to date and relevant”.
It should be noted that the West Bergholt Neighbourhood Plan states “In the design of sites A & B, consideration may be given to how adjacent land could at some future point be accessed to provide further land for subsequent housing needs in future Neighbourhood Plan publications”, as evidenced in WBPC Neighbourhood Plan paragraph 15.5.2 and Policy PP9.

WBPC supports this policy but considers that slightly more than 50 new dwellings may be required on this site as evidence indicates that the Policy PP44 site (Land off Colchester Road, West Bergholt) is unlikely to comply with other relevant policies (particularly ST3 and ST4) and will be unavailable. (Please also see the WBPC responses to Policy ST5.)
Based on the recent ‘West Bergholt Housing Needs Survey’ a small increase in numbers appears feasible. See WBPC’s Neighbourhood Plan PP9, paragraph 15.4.1, and WBPC’s Housing Needs Survey, pages 2 and 3 as evidence. See also Housing Need and Density Report.

West Bergholt Parish Council generally supports this policy but would propose the following amendment as evidenced by West Bergholt’s Housing Needs Survey (November 2025):
“a) Approximately 56 new dwellings of tenure and bedroom size mix as set out in the RCCE West Bergholt Housing Needs Survey (November 2025) and the still relevant elements of the adopted West Bergholt Neighbourhood Plan and which is compatible with surrounding development;”.
See WBPC’s Housing Need and Density Report and Minutes of Extraordinary Parish Council Meeting 07/01/2026 as evidence.

West Bergholt Parish Council supports this policy and considers that the following should be added:
"The development should be single and two storey buildings consisting of one or more short terraces of one-bedroom houses or small blocks of one-bedroom flats, short terraces or semi-detached two-bedroom bungalows and houses, semi-detached and detached three-bedroom bungalows and a few slightly larger houses”, as evidenced in West Bergholt’s Housing Density Needs Survey 2025, pages 2 and 3.

West Bergholt Parish Council supports this policy and considers that the following should be added:
"Private amenity space should be designed towards the minimum sizes set out in Policy PC8."
As evidenced in West Bergholt PC Summary of Local Meeting 15/12/2025 and the Housing Need and Density Report.

West Bergholt Parish Council supports this policy, as evidenced in West Bergholt PC Summary of Local Meeting 15th December 2025, and considers that the following should be added:
“For the avoidance of doubt, by an appropriate legal agreement, prior to the commencement of works the developer of every new home in West Bergholt shall contribute a sum (in addition to any other planning obligation or standard charge) to be agreed with CCC to improvements to Heathlands School.”

West Bergholt Parish Council supports this policy as evidenced in West Bergholt PC Summary of Local Meeting 15th December 2025, and considers that the following should be added:
“For the avoidance of doubt, by an appropriate legal agreement, prior to the commencement of works the developer of every new home in West Bergholt shall contribute a sum (in addition to any other planning obligation or standard charge) to be agreed with CCC to improving the capacity of the doctor's surgery in West Bergholt.”

WBPC supports this policy, as evidenced in West Bergholt PC Summary of Local Meeting 15th December 2025, and considers that the following should be added:
“For the avoidance of doubt, by an appropriate legal agreement, prior to the commencement of works the developer of every new home in West Bergholt shall contribute a sum (in addition to any other planning obligation or standard charge) to be agreed with CCC to improving road safety in West Bergholt.”
See also traffic photos and Safe Crossing Evidence.

West Bergholt Parish Council supports this policy, as evidenced in West Bergholt PC Summary of Local Meeting 15th December 2025, and considers that the following should be added:
“For the avoidance of doubt, by an appropriate legal agreement, prior to the commencement of works the developer of every new home in West Bergholt shall contribute a sum (in addition to any other planning obligation or standard charge) to be agreed with CCC to improve the open space/amenity area and/or sports facilities in West Bergholt and to improve community buildings in West Bergholt.”

West Bergholt Parish Council supports this policy, as evidenced in West Bergholt PC Summary of Local Meeting 15th December 2025, and considers that the following should be added:
“For the avoidance of doubt, by an appropriate legal agreement, prior to the commencement of works the developer of every new home in West Bergholt shall contribute a sum (in addition to any other planning obligation or standard charge) to be agreed with CCC to ensure no property shall be occupied until West Bergholt's WRC has sufficient capacity to deal with all wastewater that it receives.”

West Bergholt Parish Council supports this policy, as evidenced in West Bergholt PC Summary of Local Meeting 15th December 2025, and considers that the following should be added:
“For the avoidance of doubt, by an appropriate legal agreement, prior to the commencement of works the developer of every new home in West Bergholt shall contribute a sum (in addition to any other planning obligation or standard charge) to be agreed with CCC to ensure all roads within the development are designated as 20mph.”

West Bergholt Parish Council supports this policy, as evidenced in West Bergholt PC Summary of Local Meeting 15th December 2025, but, to prevent misunderstanding and concern as neither White Hart Lane or Manor Road have public rights of way, the first sentence in c) should be amended to “Provide a safe pedestrian access to ensure connectivity within and throughout the site to existing footways and any public rights of way”.

WHL is a private road. No access to it from from new development. Vehicles or on foot.
Aaccess should only be from Colchester road.
Similar to ,Garthwood, only single story housing should be adjacent to WHL.
Why doesn’t this development go to Manor road?
Can WHL be offered access to new sewage system?
Any new village plan should prevent further speculative developments at Scarlett’s and by the White Hart pub.
This site needs recreational space.
We need a detailed plan to properly comment on.
Now that the orchard has been largely demolished we no longer get winter migratory birds.

There appear to be no fundamental issues with this site. However, Land north of Colchester Road and east of Maltings Park Road, West Bergholt (site submitted: 7 March 2025 by NEEB Holdings Ltd, grid reference: TL 96887 27560, site area: 2.5 hectares) should be allocated in addition. Detailed site assessment work shows that this site could deliver 50 dwellings and more than 40% open space.

Land north of Colchester Road and east of Maltings Park Road, West Bergholt can provide onsite waste water treatment so it is not limited by the capacity issues at West Bergholt Water Recycling Centre. It can therefore be delivered early in the plan period with no environmental issues.

West Bergholt Parish Council has undertaken extensive work to deliver the best response possible in the circumstances given the imposition of housing targets on Colchester City Council by Government and the prospect of enforcement by Government should the authority not deliver its required allocation.

As Lexden and Braiswick ward councillor, I support West Bergholt Parish Council's position which is to protect West Bergholt from coalescence with the city boundary by preserving the countryside that currently divides it.

However, if ST3 used appropriate methodology, see my objection, then alternative urban sites would be preferred saving villages and green fields from over-development.

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

See Full Submission attachment

Officer summary of full submission. See attachment with detailed comments on numerous policies:
The overall message is one of support for CCC undertaking a review of the adopted Local Plan to ensure an up to date plan prepared in accordance with the NPPF is in place. ECC will continue the on-going engagement with CCC, through the Duty (or any replacement), to assist progress of the Plan to Regulation 19 (the Pre-Submission Plan), particularly with regards the strategic and cross boundary implications, including cumulative issues and opportunities arising from growth to ensure that the infrastructure requirements are identified, quantified, costed and phased where appropriate. ECC service areas have clearly outlined where further collaborative work/assessment needs to be undertaken (e.g. education provision and ongoing transportation modelling) to refine and resolve an issue; and ECC will continue to be engaged, alongside NH, on the proposals which have an impact on the A12 strategic transport corridor, in particular A12 junctions 25 to 28, A12 widening and junction improvements, and the A120 Corridor Maks Tey to Braintree.

There is support for the Draft Plan’s vision which covers environmental, social and economic needs and emphasises healthy living environments and green networks, environmental protection and economic growth. There is support that the mandatory housing target will be met in full and exceeded over the Plan period in accordance with the NPPF, and that future employment needs will be met (noting that some clarifications are sought) by providing a range in scale of additional employment land supply. ECC provides strong support for policies related to net zero carbon (in operation and embodied), water efficiency, health and well-being, and the environment (green and blue infrastructure and BNG. Recommendations are made throughout the response on policy wording (including policy omissions) and justification to strengthen clarity, effectiveness and delivery.

There is strong support for the inclusion of site-specific Place Policies and references to infrastructure requirements, but these will need to be reviewed and confirmed with ECC following this consultation and the agreement of a final spatial strategy by CCC. It is noted there are some omissions in the Draft Plan such as the allocation of a new secondary school. On this issue, ECC acknowledges the requirement is stated in the Infrastructure Assessment Delivery Plan (Stage 3) for site allocation PP18 Land North of A120 Marks Tey; and in the Infrastructure Topic Paper prepared by CCC, where Appendix A lists the infrastructure requirements for the preferred options site allocations (including those for education). Land for the secondary school (and all education requirements) will need to be allocated in the Pre-Submission Plan.

The review of the IDP and full plan viability assessment are key documents for ECC engagement and input following this round of consultation. The Viability Assessment will need to be reviewed following consultation to ensure it can align with the most up to date evidence relating to the EPOA net zero development policies and its viability evidence. Mention is also made in the response to specific localities and sites – notably Marks Tey and Langham – where discussion needs to take place and recommendations are made to ensure effective delivery if these proposed allocations are taken forward to the Pre-Submission Plan.