Colchester City Council Preferred Options Local Plan Regulation 18 Consultation 2025

Comment

Representation ID: 14310

Received: 14/01/2026

Respondent: Wellbeck Strategic Land

Agent: Star Planning and Development

Welbeck Land is supportive of Copford being identified in the Settlement Hierarchy as a Medium Settlement. This classification reflects the location of Copford, its accessibility by public transport and the local facilities which are available.

Object

Representation ID: 14311

Received: 14/01/2026

Respondent: Wellbeck Strategic Land

Agent: Star Planning and Development

Policy NZ1 should be deleted and reference only made to national technical standards being the baseline against which proposals will be assessed. This approach is highlighted in the draft NPPF against which it is envisaged this emerging Local Plan will be examined.

Comment

Representation ID: 14312

Received: 14/01/2026

Respondent: Wellbeck Strategic Land

Agent: Star Planning and Development

In addition to the comments made in respect of Policy NZ1, objection is made to Policy NZ2 because of a lack of clarity. What does “to the satisfaction of the local planning
authority mean”? Objection is raised to this open ended statement which will inevitably be open to different interpretations. A clearer statement is required in the policy to assess applications against.

Comment

Representation ID: 14313

Received: 14/01/2026

Respondent: Wellbeck Strategic Land

Agent: Star Planning and Development

Welbeck Land recognise that potable water can be a scarce resource. However, it is unclear how achieving 80 litre per person per day (LPPD) of water usage, some 30lppd below current national standards, can and will be achieved? National standards should continue to be adopted and hence this objection to Policy NZ3.

Object

Representation ID: 14314

Received: 14/01/2026

Respondent: Wellbeck Strategic Land

Agent: Star Planning and Development

Objection is raised because the mix sought for both market and affordable housing in the Table reflects a specific moment in time. It is inevitable the housing need, in terms of the size of dwellings, will inevitably change of the plan period. Accordingly, the policy requirement should be the housing mix should generally align with the latest published SHMA or other evidence which may be produced. It should also be recognised that there can be no ‘one size fits all’ approach to every housing site because there are site-specific and location specific factors which need to be taken into account.

Comment

Representation ID: 14315

Received: 14/01/2026

Respondent: Wellbeck Strategic Land

Agent: Star Planning and Development

Welbeck Land supports efficient use of land and higher densities where appropriate, but argues that if a higher density scheme meets policy criteria, there should be no requirement to demonstrate additional public benefits. Density should be determined solely by urban design considerations, and the final part of Policy PC4 is therefore objected to and should be deleted. The representation also notes that overall densities are likely to be lower than in the past due to other policy requirements. As a result, more land will be needed to deliver housing, highlighting the need to properly test the capacity of proposed allocations.

Object

Representation ID: 14316

Received: 14/01/2026

Respondent: Wellbeck Strategic Land

Agent: Star Planning and Development

Although Welbeck Land is supportive of growth related to Marks Tey railway station, there is a significant doubt whether the circa 2,500 dwellings associated with the Marks Tey Growth Area envisaged to contribute to the housing land supply plan period will be capable
of delivery (Policies ST5, PP17 and PP18). Policy PP17 should be deleted and alternative housing allocations sought at lower capacity, including additional growth at Copford, which would not rely upon major improvements to the A12 and A120, including their junction at Marks Tey.

Object

Representation ID: 14317

Received: 14/01/2026

Respondent: Wellbeck Strategic Land

Agent: Star Planning and Development

Although Welbeck Land is supportive of growth related to Marks Tey railway station, there is a significant doubt whether the circa 2,500 dwellings associated with the Marks Tey Growth Area envisaged to contribute to the housing land supply plan period will be capable
of delivery (Policies ST5, PP17 and PP18). Policy PP17 should be deleted and alternative housing allocations sought at lower capacity, including additional growth at Copford, which would not rely upon major improvements to the A12 and A120, including their junction at Marks Tey.

Comment

Representation ID: 14318

Received: 14/01/2026

Respondent: Wellbeck Strategic Land

Agent: Star Planning and Development

Although Welbeck Land objects to Policies PP17 and PP8 due to highway concerns, the opportunity to retain the proposed employment allocation south of Marks Tey is supported and should be explored in isolation in terms of any impacts on the highway network. The Further Transport Evidence does not allow this to be undertaken. 60. There is significant logic in an employment allocation south of Marks Tey because of is relationship to the strategic highway network, the ability to access the east coast ports and accessibility to employees by active and sustainable travel modes.