Issues and Options

4 Sustainable Places

4.1 The Council's current Local Plan includes a Chapter entitled 'Sustainable Places' which, importantly, sets out the overall 'spatial strategy' and policies for managing the pattern of growth across the District as well as the main policy on design, functionality and compatibility will apply in the determination of most planning applications the Council receives.

4.2 Over the last ten years, 6,500 new homes have already been built in Tendring following this approach with a further 7,000 homes still to come between now and 2033 on sites that are already under construction or with planning permission and on sites already allocated for development in the existing Local Plan. Some of the larger developments proposed in the existing Local Plan (including the new Garden Community near Colchester and the Rouses Farm, Hartley Gardens and Oakwood Park developments on the edge of Clacton) are also expected to deliver new homes after 2033, potentially adding a further 3,000 homes between 2033 and 2041.

4.3 In reviewing the Local Plan and extending its timeframe to 2041, the Council might need to identify land for even more housing to keep up with projected population growth over that longer-term period and to comply with latest government requirements to boost housebuilding across the country. The Council will be carrying out further analysis this year to determine how much, if any, new extra housing might be needed – which, based on current government policy, could potentially be as much as 7,000 to 8,000 additional homes, over and above the 10,000 already accounted for in the current Local Plan.

4.4 Accordingly, through the review of the Local Plan, the Council will need to consider whether additional housing can be delivered, in the longer-term, following a similar spatial strategy and settlement hierarchy in the current Local Plan, or if a change in approach is going to be needed.

4.5 The spatial strategy for growth is particularly important for guiding the location for the housing development needed in the future to meet projected population growth and government requirements. The strategy in the current Local Plan is designed to distribute new housing across the District in line with a 'settlement hierarchy' designed to prioritise locations with access to the strategic road network, public transport and which have the potential to offer the widest range of services. In very simple terms, this approach directs most new housing to sites within or on the edge of the District's existing larger towns of Clacton and Harwich and at the new 'Colchester Borders Garden Community' being planned on land in the west of Tendring; with lesser amounts of development in and around the District's smaller towns and larger villages and much tighter limits on development in around our smaller and more remote rural villages and the wider countryside.

4.6 The settlement hierarchy in Policy SPL1 of the current Local Plan categorises locations in the District in four tiers as follows:

Settlement Hierarchy

Tier 1: Strategic Urban Settlements and the Garden Community:

• Clacton on Sea and Jaywick Sands
• Harwich and Dovercourt (which includes Parkeston and part of Ramsey)
• Tendring Colchester Borders Garden Community

4.7 These locations have (or will have) the largest populations and a wide range of infrastructure and facilities, making them the most sustainable locations for growth. These settlements provide better opportunities for the use of public transport, walking and cycling to get from place to place and, because they have established town centres, employment areas and infrastructure, they provide locations where, with the right action, it is possible to create a significant number of additional new jobs and deliver sustainable housing growth on a larger scale. Each of these locations is receiving government funding aimed at stimulating the economy and/or delivering housing. Over the last ten years, 1,600 new homes were built in and around Clacton and Harwich and another 5,700 homes are already expected to be built between now and 2041 through existing Local Plan allocations and planning permissions. Development at the new Garden Community is expected to begin in 2026 and could deliver around 2,000 homes towards Tendring's housing requirements up to 2041.

4.8 The Council believes that sufficient growth both for Clacton and the new Garden Community is already planned for between now and 2041 as set out in the guiding principles in Chapter 2. There could however be scope for Harwich and Dovercourt to accommodate a bigger increase in housing development through the Local Plan, particularly with the potential for new jobs to be created in the area as part of the Freeport East project.

Tier 2: Smaller Urban Settlements:

• Frinton, Walton & Kirby Cross
• Manningtree, Lawford & Mistley
• Brightlingsea

4.9 These locations have large populations relative to rural settlements and benefit from a range of existing infrastructure and facilities. These settlements provide a range of opportunities for the use of public transport, walking and cycling and because they have established town centres, employment areas and infrastructure, they provide locations where, with the right action, it is possible to create a significant number of additional new jobs and deliver sustainable housing growth on a large scale. Over the last ten years, these locations have grown by 1,700 homes with most of the development taking place in and around Kirby Cross, Walton, Lawford and Mistley. A further 1,400 homes are expected to be built in these locations up to 2033 through existing Local Plan allocations and planning permissions.

4.10 The Council believes there could be some scope for these locations to accommodate further additional housing development, if needed, between 2033 and 2041, but there will be practical limits to how much – particularly for Brightlingsea which only has one road in and out, and is completely surrounded by the flood zone.

Tier 3: Rural Service Centres:

• Alresford
• Elmstead Market
• Great Bentley
• Little Clacton
• St. Osyth
• Thorpe le Soken
• Weeley

4.11 For these villages, the current Local Plan identifies opportunities for a proportion of Tendring's growth. Developments in these locations are intended to be of a scale that is proportionate, achievable and sustainable for each of the settlements concerned having regard to the existing size and character of each settlement; their more limited range of jobs, shops, services and facilities; and any physical, environmental or infrastructure constraints. These developments will make a meaningful contribution toward addressing local housing needs, supporting the village economy and assisting with the overall housing growth proposed for the District. Over the last ten years, these villages have seen significant growth with 1,100 new homes having already been built and a further 1,200 expected between now and 2033 through existing Local Plan allocations and planning permissions.

4.12 The Council believes that some of these villages might be able to accommodate a proportionate amount of additional housing development in the period 2033 to 2041, but that the villages with railway stations (Alresford, Great Bentley, Thorpe and Weeley) might offer better locations for development than those villages without (Elmstead Market, Little Clacton and St. Osyth) - offering a wider range of opportunities to use public transport.

Tier 4: Smaller Rural Settlements:

• Ardleigh
• Beaumont-Cum-Moze
• Bradfield
• Frating
• Great Bromley
• Great Holland
• Great Oakley
• Kirby-le-Soken
• Little Bentley
• Little Bromley
• Little Oakley
• Ramsey Village
• Tendring
• Thorpe Station and Thorpe Maltings
• Thorrington
• Weeley Heath
• Wix
• Wrabness

4.13 Other smaller villages within Tendring District's rural heartland have much less in the way of job opportunities, local services, facilities and other infrastructure. Residents of these smaller villages are often reliant on neighbouring towns and villages for work, shopping and other services and frequently need to travel distances either by public transport (if it is available) or, more often than not, by private car. Because of this, these smaller villages are considered to be the least sustainable locations for growth and there is a concern that encouraging too much development in these areas will only serve to increase the number of people having to rely on cars to go about their everyday lives. However, these villages are still under pressure to grow and some small-scale development which is sympathetic to the rural and often historic character of the settlement might help younger people to continue to live in the area, keep local shops and services viable, and help bring balance to an ageing population.

4.14 Over the last ten years, these settlements have seen around 700 new homes delivered. The majority of new development has taken place in Weeley Heath, Thorrington, Ardleigh and Frating, with each of these settlements growing by between 70 and 110 new dwellings over the period 2013-2023.

Planning for Future Growth – Considering Options for a New Spatial Strategy

4.15 National policy will require the Tendring District Local Plan to plan for the delivery of 1,034 new homes in Tendring every year from 2026. This is a substantial increase from the 550 homes requirement in the adopted Local Plan and means the updated Local Plan will need to allocate significantly more land above and beyond current housing allocations and sites with planning permission. The options available for delivering this level of new housing are limited, and the four spatial strategy options set out below are similar in many ways.

4.16 Through this Issues & Options consultation, the Council is inviting people to comment on a series of hypothetical options for accommodating an increase in housebuilding, potentially planning for up to 8,000 extra homes over the period to 2041.

4.17 Each of the options set out over the following pages include advantages and disadvantages, and it's possible that any strategy the Council ultimately chooses could be a variation on one or more of the options presented. The feedback provided in response to these initial options will guide decision-making over the coming months, and the Council intents to publish its preferred option for further consultation later on in 2025.

Harwich

4.18 In the adopted Local Plan, Harwich, Clacton and the Tendring Colchester Borders Garden Community are each categorised as Strategic Urban Settlements. These are the largest settlements in the District and could logically be expected to accommodate the greatest levels of growth. The Tendring Colchester Borders Garden Community is expected to deliver 7,500 new homes, Clacton has around 5,000 new homes planned, whereas Harwich is only currently expected to deliver an additional 715 new homes over the coming years.

4.19 Harwich & Dovercourt is therefore a location for significant growth in all four of the options with the expectation that around 2,000 new homes could be delivered in the area, capitalising on the town's existing infrastructure and economic potential, particularly with the Freeport status and port developments.

Proportionate Growth

4.20 To be able to deliver the number of homes required over the extended Local Plan period to 2041, all areas of the District will need to accommodate a degree of new development. Larger villages (for example Great Bentley or Thorpe le Soken) with a fair range of jobs, shops, services and facilities and access to rail services could accommodate more development than those (e.g. St. Osyth) without railway stations. In turn, medium-sized villages (like Thorrington, Great Oakley, or Bradfield) with less in the way of jobs, shops, services and facilities could see lower levels of development; and smaller and more remote villages (like Beaumont Cum-Moze, Little Bentley or Little Bromley) might only reasonably be expected to accommodate small increases in housing.

4.21 In each of the four options, development is expected across each part of the District – although the scale of development varies in some settlements depending on the thrust of the strategy.

4.22 Option A, for example, proposes a greater level of growth in villages on the Colchester to Clacton railway line – which would maximise the opportunity for future residents to use the rail network to travel between towns and villages, reducing the impact on the highway network. Options B-D, on the other hand, suggest a lower number of homes in these railway villages – with a greater number of dwellings being delivered in key locations on the strategic highway network.

4.23 In applying a sustainable, fair and proportionate level approach to the distribution of housing growth, medium-sized towns in the District (such as Frinton & Walton; Manningtree, Lawford & Mistley; and Brightlingsea) are likely to need to bear a greater number of new homes than the smaller villages. These settlements benefit from a greater level of existing services and infrastructure, public transport connections and employment opportunities, and the proposed growth presents the opportunity to secure improvements to these facilities to enable them to better serve existing and future residents.

Garden Villages

4.24 Even with what is considered to be high levels of growth in many parts of the District, there is still a shortfall in the number of homes that can be delivered by expanding and developing existing settlements. In order to stand a realistic chance of delivering on the Government's housing requirement for Tendring, a more radical approach will be necessary – to ensure our existing towns and villages are not overwhelmed by new developments and that the appropriate infrastructure, services and jobs can be delivered alongside new housing.

4.25 Each of the four options below propose the creation of entirely new 'Garden Villages' that could deliver around 2,000 homes in the period up to 2041 and potentially expand to up to 5,000 homes in the decades that follow. Delivered in strategically important locations on the District's transport network, these garden villages would be planned from the outset to deliver new jobs, shops, services and facilities along with infrastructure that could benefit the wider district as a whole. The suggested locations reflect ideas that have been put forward in the past – either by the Council or by landowners and developers. The number of garden villages varies between options and is relative to the level of growth elsewhere in the District.

Option A – A120 and Railway Focus

4.26 In addition to significant growth at Harwich, and smaller scale development around villages across the District, this option proposes the establishment of two new garden villages of between 1,500 and 5,000 homes – one in the Frating/Great Bromley/Hare Green area and one at Horsely Cross, as part of an A120-focussed growth strategy delivering road connectivity improvements. Medium levels of growth are also proposed at the larger villages with a railway station, and similar levels at Frinton and Walton; Manningtree, Lawford and Mistley; and Brightlingsea.

Headlines

• Harwich & Dovercourt Area to accommodate around 2,000 new homes in the period up to 2041.
• The establishment of two strategically located garden villages, at Frating/Great Bromley/Hare Green and Horsley Cross, delivering up to 1,500 homes each up to 2041, and potentially expanding to 5,000 homes in total by the 2050s.
• Around 1,500 new homes spread between the larger villages with railway stations.
• Medium-sized towns (Frinton/Walton, Manningtree/Lawford/Mistley, and Brightlingsea) to accommodate (between them) around 1,000 new homes.
• 500 new homes to be delivered through smaller developments in and around other villages in the District.

Advantages

• Locates a significant number of new homes within 800 metres walking distance of a railway station so that residents have maximum opportunity to travel between Clacton, Walton and Colchester using public transport rather than private cars.
• In theory, could result in fewer car journeys and less carbon emissions and traffic than other options.
• Would strengthen the case for more investment in rail services and the facilities at railway stations.
• Growth in the Harwich area will reflect and support the economic growth and job opportunities at Bathside Bay and Freeport sites.
• Brings the scale of housing growth at Harwich more in line with the strategic growth already planned at Clacton and Tendring Colchester Borders Garden Community.
• Development at scale enables a more efficient, more coordinated, and less complicated approach to the delivery and ongoing maintenance of new infrastructure – particularly schools, health facilities, transport provision and open spaces.
• Multiple opportunities for small and medium-sized building firms, local builders as tradesman to find work.
• New garden villages would be larger developments of between 2,000 and 5,000 homes that provide not only for development during the extended timeframe of the Local Plan to 2041, but beyond that into subsequent plan-periods.
• The Frating/Great Bromley/Hare Green option offers the opportunity to improve north/south connectivity in the District, both through the creation of a multi-directional A120/A133 interchange, and by extending the Colchester rapid transit service to Frating and beyond, improving access, by bus, for surrounding communities and nearby rail services.
• Maximum opportunities for young people to obtain housing in the community they've grown up in, including in the rural areas.

Disadvantages

• Alresford, Great Bentley, Weeley, Thorpe and Kirby have already seen significant development in recent years and further development at this scale would continue to profoundly alter their character.
• Risk that development in these locations will be more attractive to incomers to the District rather than local people with the possibility that a large proportion of new residents will commute out of the area for work rather than find employment or set up businesses in the Tendring area.
• A Garden Village at Frating/Great Bromley/Hare Green would affect a lot of residents and totally transform the existing village – this approach would require very strong justification and overriding public benefits for existing residents.
• Practical limits to the amount of development the Frinton, Walton and Kirby Cross area and Brightlingsea could accommodate without significantly impacting on their sensitive landscapes and local character.
• A Garden Village in the west of the District would be very close to the TCB Garden Community and risks competing with it for house sales, potentially saturating the market and slowing the rate of development – risking housing delivery targets.
• Many areas of the District will be under construction for a long period of time, with associated issues with construction traffic, noise, and dust.
• Still involves a degree of smaller-scale development across other parts of the District with smaller developments providing less scope to deliver new infrastructure on site, whilst still placing pressure on existing infrastructure, services, and facilities - including emergency services.
• Many developments will be in locations that are a long distance from jobs, shops, services, and facilities – resulting in the likelihood of more car journeys, carbon emissions and traffic.
• There would be a greater reliance on the need to secure financial contributions from multiple new development and greater pressure on the Council and other public sector partners to spend those contributions in the right way and at the right time.
• Garden Villages will only be successful if significant new infrastructure, services, and facilities are delivered ahead of new homes.

Option B – Central Triangle of Garden Villages

4.27 In addition to significant growth around Harwich, and smaller scale development around villages across the District, this option (like Option A) proposes two new garden villages – one at Frating/Great Bromley/Hare Green and one at Horsely Cross, as part of an A120-focussed growth strategy delivering road connectivity improvements. A further new garden village achieved through expansion at Weeley is proposed, benefitting from the village's central location in the District, with good rail and road connections, and delivering development of a scale (around 1,500 homes) that will secure new facilities the appropriate infrastructure improvements to ensure the needs of existing and future residents can be met. Villages on the Clacton railway line will experience a level of growth proportionate to their existing size, while medium levels of growth are also proposed at Frinton and Walton; Manningtree, Lawford and Mistley; and Brightlingsea.

Headlines

• Harwich & Dovercourt Area to accommodate around 2,000 new homes in the period up to 2041.
• The establishment of two strategically located garden villages, at Frating/Great Bromley/Hare Green and Horsley Cross, delivering up to 1,500 homes each up to 2041, and potentially expanding to 5,000 homes in total by the 2050s.
• A third garden village at Weeley, delivering around 1,500 new homes through strategic expansion with good access to the rail and road networks.
• Medium-sized towns (Frinton/Walton, Manningtree/Lawford/Mistley, and Brightlingsea) to accommodate (between them) around 1,000 new homes.
• Proportionate levels of growth at medium-sized and smaller villages across the District.
• 500 new homes to be delivered through smaller developments in and around other villages in the District.

Advantages

• Focussing Development at Weeley, rather than along the railway line, will ensure good access to the road network as well as the rail network.
• Growth in the Harwich area will reflect and support the economic growth and job opportunities at Bathside Bay and Freeport sites.
• Brings the scale of housing growth at Harwich more in line with the strategic growth already planned at Clacton and Tendring Colchester Borders Garden Community.
• Development at scale enables a more efficient, more coordinated, and less complicated approach to the delivery and ongoing maintenance of new infrastructure – particularly schools, health facilities, transport provision and open spaces.
• Multiple opportunities for small and medium-sized building firms, local builders as tradesman to find work.
• New garden villages would be larger developments of between 2,000 and 5,000 homes that provide not only for development during the extended timeframe of the Local Plan to 2041, but beyond that into subsequent plan-periods.
• The Frating/Great Bromley/Hare Green option offers the opportunity to improve north/south connectivity in the District, both through the creation of a multi-directional A120/A133 interchange, and by extending the Colchester rapid transit service to Frating and beyond, improving access, by bus, for surrounding communities and nearby rail services.
• Maximum opportunities for young people to obtain housing in the community they've grown up in, including in the rural areas.

Disadvantages

• A Garden Village at Frating/Great Bromley/Hare Green and Weeley would affect a lot of residents and totally transform the existing villages – this approach would require very strong justification and overriding public benefits for existing residents.
• Practical limits to the amount of development the Frinton, Walton and Kirby Cross area and Brightlingsea could accommodate without significantly impacting on their sensitive landscapes and local character.
• A Garden Village in the west of the District would be very close to the TCB Garden Community and risks competing with it for house sales, potentially saturating the market and slowing the rate of development – risking housing delivery targets.
• Many areas of the District will be under construction for a long period of time, with associated issues with construction traffic, noise, and dust.
• Still involves a degree of smaller-scale development across other parts of the District with smaller developments providing less scope to deliver new infrastructure on site, whilst still placing pressure on existing infrastructure, services, and facilities - including emergency services.
• Many developments will be in locations that are a long distance from jobs, shops, services, and facilities – resulting in the likelihood of more car journeys, carbon emissions and traffic.
• There would be a greater reliance on the need to secure financial contributions from multiple new development and greater pressure on the Council and other public sector partners to spend those contributions in the right way and at the right time.
• Garden Villages will only be successful if significant new infrastructure, services, and facilities are delivered ahead of new homes.

Option C – A133/B1033 Garden Villages

4.28 In addition to significant growth around Harwich, and smaller scale development around villages across the District, this option proposes three new garden villages – one at Frating/Great Bromley/Hare Green (as per Options A and B), one at Weeley, and one at Thorpe-le-Soken, as part of an A133/B1033 focussed strategy, delivering improvements to the capacity of the A133 and a possible bypass around Thorpe. Other large villages with railway stations would experience a level of growth proportionate to their existing size, while medium levels of growth are also proposed at Frinton and Walton; Manningtree, Lawford and Mistley; and Brightlingsea.

Headlines

• Harwich & Dovercourt Area to accommodate around 2,000 new homes in the period up to 2041.
• The establishment of three garden villages, at Frating/Great Bromley/Hare Green, Weeley, and Thorpe-le-Soken, delivering significant levels of housing alongside key improvements to the transport network.
• Medium-sized towns (Frinton/Walton, Manningtree/Lawford/Mistley, and Brightlingsea) to accommodate (between them) around 1,000 new homes.
• Proportionate levels of growth at medium-sized and smaller villages across the District.
• 500 new homes to be delivered through smaller developments in and around other villages in the District.

Advantages

• Doesn't reply on a new garden village at Horsley Cross, which is currently not served by suitable levels of public transport.
• Growth in the Harwich area will reflect and support the economic growth and job opportunities at Bathside Bay and Freeport sites.
• Brings the scale of housing growth at Harwich more in line with the strategic growth already planned at Clacton and Tendring Colchester Borders Garden Community.
• Development at scale enables a more efficient, more coordinated, and less complicated approach to the delivery and ongoing maintenance of new infrastructure – particularly schools, health facilities, transport provision and open spaces.
• Multiple opportunities for small and medium-sized building firms, local builders as tradesman to find work.
• New garden villages would be larger developments of between 2,000 and 5,000 homes that provide not only for development during the extended timeframe of the Local Plan to 2041, but beyond that into subsequent plan-periods.
• The Frating/Great Bromley/Hare Green option offers the opportunity to improve north/south connectivity in the District, both through the creation of a multi-directional A120/A133 interchange, and by extending the Colchester rapid transit service to Frating and beyond, improving access, by bus, for surrounding communities and nearby rail services.
• Maximum opportunities for young people to obtain housing in the community they've grown up in, including in the rural areas.

Disadvantages

• Significant highway improvements would be needed at Thorpe-le-Soken, which could affect the deliverability of the Plan.
• A Garden Village at Frating/Great Bromley/Hare Green, Weeley and Thorpe would affect a lot of residents and totally transform the existing villages – this approach would require very strong justification and overriding public benefits for existing residents.
• Practical limits to the amount of development the Frinton, Walton and Kirby Cross area and Brightlingsea could accommodate without significantly impacting on their sensitive landscapes and local character.
• Relying on a smaller number of much larger sites risks compromising the delivery of the overall plan if one of the proposals stalls.
• A Garden Village in the west of the District would be very close to the TCB Garden Community and risks competing with it for house sales, potentially saturating the market and slowing the rate of development – risking housing delivery targets.
• Many areas of the District will be under construction for a long period of time, with associated issues with construction traffic, noise, and dust.
• Still involves a degree of smaller-scale development across other parts of the District with smaller developments providing less scope to deliver new infrastructure on site, whilst still placing pressure on existing infrastructure, services, and facilities - including emergency services.
• Many developments will be in locations that are a long distance from jobs, shops, services, and facilities – resulting in the likelihood of more car journeys, carbon emissions and traffic.
• There would be a greater reliance on the need to secure financial contributions from multiple new development and greater pressure on the Council and other public sector partners to spend those contributions in the right way and at the right time.
• Garden Villages will only be successful if significant new infrastructure, services, and facilities are delivered ahead of new homes.

Option D – Four Garden Villages

4.29 In addition to significant growth around Harwich, and smaller scale development around villages across the District, this option proposes four new garden villages – one at Horsley Cross, one at Frating/Great Bromley/Hare Green, one at Weeley, and one at Thorpe-le-Soken. This option combines the strategy from the previous options, promoting growth on the A120 corridor towards Harwich, and the A133/B1033 corridor towards Clacton, Frinton and Walton. Other large villages with railway stations and the medium towns of Frinton and Walton; Manningtree, Lawford and Mistley; and Brightlingsea will experience moderate levels of growth.

Headlines

• Harwich & Dovercourt Area to accommodate around 2,000 new homes in the period up to 2041.
• The establishment of four garden villages, at Horsley Cross, Frating/Great Bromley/Hare Green, Weeley, and Thorpe-le-Soken, delivering significant levels of housing alongside key improvements to the transport network and maximising the growth potential along two key transport corridors.
• Lower levels of growth in medium-sized towns (Frinton/Walton, Manningtree/Lawford/Mistley, and Brightlingsea) compared to the other options.
• 500 new homes to be delivered through smaller developments in and around other villages in the District.

Advantages

• Development in and around the District's medium sized towns could be kept at a more modest scale that could be accommodated with a lower impact on their landscapes, character, and infrastructure than for some other options.
• Growth in the Harwich area will reflect and support the economic growth and job opportunities at Bathside Bay and Freeport sites.
• Brings the scale of housing growth at Harwich more in line with the strategic growth already planned at Clacton and Tendring Colchester Borders Garden Community.
• Development at scale enables a more efficient, more coordinated, and less complicated approach to the delivery and ongoing maintenance of new infrastructure – particularly schools, health facilities, transport provision and open spaces.
• Multiple opportunities for small and medium-sized building firms, local builders as tradesman to find work.
• New garden villages would be larger developments of between 2,000 and 5,000 homes that provide not only for development during the extended timeframe of the Local Plan to 2041, but beyond that into subsequent plan-periods.
• The Frating/Great Bromley/Hare Green option offers the opportunity to improve north/south connectivity in the District, both through the creation of a multi-directional A120/A133 interchange, and by extending the Colchester rapid transit service to Frating and beyond, improving access, by bus, for surrounding communities and nearby rail services.
• Maximum opportunities for young people to obtain housing in the community they've grown up in, including in the rural areas.

Disadvantages

• Significant highway improvements would be needed at Thorpe-le-Soken, which could affect the deliverability of the Plan.
• A Garden Village at Frating/Great Bromley/Hare Green, Weeley and Thorpe would affect a lot of residents and totally transform the existing villages – this approach would require very strong justification and overriding public benefits for existing residents.
• Relying on a smaller number of much larger sites risks compromising the delivery of the overall plan if one of the proposals stalls.
• A Garden Village in the west of the District would be very close to the TCB Garden Community and risks competing with it for house sales, potentially saturating the market and slowing the rate of development – risking housing delivery targets.
• Many areas of the District will be under construction for a long period of time, with associated issues with construction traffic, noise, and dust.
• Still involves a degree of smaller-scale development across other parts of the District with smaller developments providing less scope to deliver new infrastructure on site, whilst still placing pressure on existing infrastructure, services, and facilities - including emergency services.
• Many developments will be in locations that are a long distance from jobs, shops, services, and facilities – resulting in the likelihood of more car journeys, carbon emissions and traffic.
• There would be a greater reliance on the need to secure financial contributions from multiple new development and greater pressure on the Council and other public sector partners to spend those contributions in the right way and at the right time.
• Garden Villages will only be successful if significant new infrastructure, services, and facilities are delivered ahead of new homes.

Settlement Development Boundaries

4.30 In order to ensure the location and scale of additional growth within the District accords with the Settlement Hierarchy described above, Policy SPL2 of the Local Plan establishes Settlement Development Boundaries (which are shown in red on the Local Plan maps). In general terms, development outside of defined Settlement Development Boundaries will be the subject of strict control to protect and enhance the character and openness of the countryside. However, there are certain forms of development that can and sometimes need to take place in these areas, some of which can bring about positive outcomes for the rural economy – for example to accommodate community-led affordable housing, self-build proposals, or dwellings for agricultural workers.

4.31 Since the adoption of the Local Plan, a number of appeal decisions suggest that the wording of Policy SPL2 can be interpreted as more permissive of developments outside the Settlement Development Boundaries than the Council intended. Consideration is therefore being given to strengthening the wording of this policy, to ensure that development outside of these Settlement Development Boundaries is not supported unless it meets the specific criteria set out in other relevant policies.

Sustainable Design

4.32 The final part of the Sustainable Places chapter of the Local Plan deals with design criteria for new development. Policy SPL3 has three parts:

• Part A sets out the criteria for ensuring development is well designed and relates well to its surroundings, addressing areas such as scale and massing, materials, skylines and boundary treatments;
• Part B ensures that practical requirements such as access, movement around the site, crime reduction, refuse management and overshadowing are adequately addressed; and
• Part C ensures that any potential impacts on surrounding uses and/or the local environment are identified, and measures are put in place to ensure any adverse impacts are minimised.

4.33 While the policy remains broadly relevant and appropriate, consideration may be given to focussed amendments to reflect evolving national policy – such as the new focus in the NPPF on ensuring streets are tree-lined and that opportunities are taken to incorporate trees elsewhere in new developments.