Local Plan - Preferred Options Consultation Document (Reg18)

New Strategic Policy SAMU1 Comment

DEVELOPMENT AND DELIVERY OF TENDRING COLCHESTER BORDERS GARDEN COMMUNITY

Land identified in the adopted Tendring Colchester Borders Garden Community Development Plan Document (DPD) and shown on the Policies Map is allocated for the development of the Tendring Colchester Borders Garden Community.

The Development Plan Document (DPD) allocates and protects land for the following uses:

1. delivery of circa 7,500 new homes including 30% affordable housing, together with a range of shops, jobs, services and community facilities, including education and early years and childcare;
2. a new ‘Salary Brook Country Park’ incorporating land and woodland at and around the Salary Brook Local Nature Reserve in Colchester;
3. a ‘Wivenhoe Strategic Green Gap’ incorporating land north of Brightlingsea Road and west of Elmstead Road;
4. an ‘Elmstead Strategic Green Gap’ east of the new A1331 Link Road;
5. a Sports and Leisure Park to serve the local community and for the expansion of sports facilities for the University of Essex;
6. approximately 25 Hectares of employment land in the form of a new Business Park and a ‘Knowledge-Based Employment’ site;
7. provision for the Rapid Transit System;
8. an 18-pitch Gypsy and Traveller Site; and
9. a Park and Choose Facility. Proposals for development within the Site Allocation Boundary (as defined by the DPD Policies Map) will be determined in line with the policies and requirements set out in the Development Plan Document which itself will be the subject of a five-yearly review.

Decisions on planning applications for the Garden Community will be made by a Joint Committee containing representatives of Colchester City Council, Tendring District Council, and Essex County Council or successor organisations. Any proposed development within the Site Allocation Boundary that might prejudice the delivery or integrity of the Garden Community will be refused.

Within the Local Plan period up to 2042, the Garden Community is expected to deliver approximately 3,650 of the total 7,500 homes – with development continuing longer-term, beyond 2042, to completion. For this Local Plan period up to 2042, market and affordable housing delivery and employment land delivery from the Garden Community, irrespective of its actual location, will be distributed equally between Tendring District Council and Colchester City Council for the purposes of meeting respective housing and employment land requirements. Delivery of employment provision will also contribute to the supply for each of the authorities’ requirements.

The delivery of 18 pitches for Gypsies and Travellers will also count equally, 9 pitches each, towards Tendring District Council and Colchester City Council’s respective requirements. If, after considering its share of delivery from the Garden Community, if either of the authorities has a shortfall in delivery against the housing or Gypsy and Traveller pitch requirement for its area, it will need to make up the shortfall within its own area. It may not use the other authority’s share of delivery from the Garden Community to make up the shortfall.

Throughout the delivery of the Garden Community, Colchester City Council, Tendring District Council, and Essex County Council will continue to work together with developers and transport providers to maximise the potential opportunities and the reach of the Rapid Transit System and associated transport provision to serve communities in Colchester and Tendring.

Policies SP8 and SP9 of the North Essex Authorities Shared Strategic Section One Plan (Adopted January 2021) appended to this Plan will be saved and continue to apply to the Garden Community where appropriate. All other policies are replaced.

New Strategic Policy SAMU5 Comment

DEVELOPMENT OFF DEANE’S LANE AND OAKLEY ROAD, DOVERCOURT

Land to the south-west of Dovercourt, to the west of Deane’s Land and to the south of Oakley Road, as shown on the Map SAMU5, is allocated for the future development of new housing, community facilities and public open space as follows:

1. approximately 1,650 new homes of mixed sizes and type to include affordable housing in accordance with the Council’s requirements as set out in policy LP5, and serviced land for self-build and custom-built homes;
2. approximately 50 hectares of strategic open space in accordance with policy HP5, incorporating connection between Little Oakley in the east west to the open space at the Languard View development off Low Road, Dovercourt;
3. land at the centre of the development for the provision of education and early years and childcare, and/or financial contributions towards early years and childcare, primary and secondary education provision as required by the Local Education Authority based on evidenced need; and
4. approximately 2 hectares of land for a neighbourhood centre to include local shops, services and community facilities.

Proposals must accord with an overarching masterplan either prepared by, or submitted to and approved by, the Council before or concurrently with any planning application. The masterplan and planning applications will be expected to address the following, alongside other relevant requirements of this Local Plan:

5. a requirement for 20% biodiversity net gain;
6. the principal point of vehicular access should be off the B1414 Oakley Road;
7. capacity and/or safety enhancements to the local highway network where necessary;
8. where necessary, enhancements to public transport, cycle, pedestrian, and bridleway infrastructure;
9. delivery of opportunities for the protection and enhancement of the historic environment features and settings including the built and archaeological environment;
10. where an archaeological evaluation (trial trenching where necessary) identifies surviving archaeological deposits, an appropriate mitigation strategy for preservation in situ or by excavation should be submitted;
11. the design and layout of the development must have regard to the surrounding landscape, seeking to minimise visual impacts through the inclusion of mitigation measures to deliver links with the existing landscape and access features. As part of this, appropriate landscaping treatment along the southern and western edge the site is required to minimise visual impacts;
12. development proposals must be designed to enable and support the habitat priority measures identified within the Strategic Opportunities set out in the Essex Local Nature Recovery Strategy (LNRS);
13. financial contributions to early years and childcare, primary and secondary education provision, as required by the Local Education Authority primarily through Section 106 Planning Obligations or the Community Infrastructure Levy;
14. early engagement with Anglian Water to secure upgrades to both treatment infrastructure and network and to formulate a water and drainage strategy to serve the new development; and
15. financial contributions towards community facilities such as health provision as required by the NHS/ICB either through the Community Infrastructure Levy or Section 106 Planning Obligations.

This development may also be required to contribute to wider works and upgrades to the A120, in accordance with up-to-date evidence and advice from National Highways.

New Strategic Policy SAMU6 Comment

DEVELOPMENT OF WEELEY GREEN GARDEN VILLAGE

Land west of Weeley is allocated for a major residential and mixed-use development that alongside the existing community and housing development already under construction to the east will establish a new Garden Village of a scale that will contribute significantly towards meeting the District’s housing and employment needs and delivering new and improved infrastructure whilst benefitting from a central location with good access to road and rail infrastructure. The land identified on the Map SAMU6 and the Local Plan policies map is allocated for housing, community facilities and public open space as follows:

1. approximately 900 new homes of mixed sizes and type to include affordable housing in accordance with the Council’s requirements as set out in policy LP5, and serviced land for self-build and custom-built homes;
2. approximately 16 hectares of strategic open space in accordance with policy HP5, located mostly in the form of a large village green to serve the whole expanded village, visible and prominent to the west of Bypass Road close to its junction with The Street and forming wider connections throughout the development and to the existing community and local facilities including railway station and village hall; and
3. approximately 2 hectares of land for a neighbourhood centre to include local shops, services and community facilities located to serve the whole expanded village.

Proposals must accord with an overarching masterplan either prepared by, or submitted to and approved by the Council before or concurrently with any planning application. The masterplan and planning applications will be expected to address the following, alongside other relevant requirements of this Local Plan:

4. a requirement for 20% biodiversity net gain;
5. the principal points of vehicular access should be off the existing roundabout on the interchange of the B1033 and B1441, and via or close to the existing access to the railway station;
6. capacity and/or safety enhancements to the local highway network where necessary – including capacity and safety upgrades to the A133 between Weeley and Frating and junctions along it; traffic calming measures for the existing village and safe pedestrian crossings on Colchester Road and Bypass Road;
7. enhancements to public transport, cycle, pedestrian, and bridleway infrastructure –including improvements to the public realm and safety measures. This will incorporate safe, attractive pedestrian and cycle connections to Weeley Railway Station, upgrades to station facilities, and comprehensive walking, cycling, and bridleway links throughout the development, ensuring strong integration with the existing village.
8. delivery of opportunities for the protection and enhancement of the historic environment features and settings including the built and archaeological environment;
9. where an archaeological evaluation (trial trenching where necessary) identifies surviving archaeological deposits, an appropriate mitigation strategy for preservation in situ or by excavation should be submitted;
10. the design and layout of the development must have regard to the surrounding landscape, seeking to minimise visual impacts through the inclusion of mitigation measures to deliver links with the existing landscape and access features;
11. development proposals must be designed to enable and support the habitat priority measures identified within the Strategic Opportunities set out in the Essex Local Nature Recovery Strategy (LNRS);
12. financial contributions to early years and childcare, primary and secondary education provision, as required by the Local Education Authority primarily through Section 106 Planning Obligations or the Community Infrastructure Levy – which will include contributions towards the construction of the 2-form entry primary school at the Barleyfields development to the east of Weeley which already has the benefit of outline planning permission;
13. financial contributions towards the expansion and/or upgrade of Weeley village hall to serve an expanded community and to provide flexible accommodation for a range community activities that could include health services;
14. early engagement with Anglian Water to secure upgrades to both treatment infrastructure and network and to formulate a water and drainage strategy to serve the new development; and
15. financial contributions towards community facilities such as health provision as required by the NHS/ICB either through the Community Infrastructure Levy or Section 106 Planning Obligations.

Through the use of planning conditions, legal obligations or other restrictions, the Council will seek to control restrict the number of new homes that can be built and occupied until such time that key infrastructure and/or other requirements of this policy are met – in particular the construction of the primary school and early years facility at the Barleyfields development east of the village.

Land north of Colchester Road is separately allocated through Policy PPL7 for 2 hectares of employment land which will support the housing growth proposed for the Weeley Green Garden Village – subject to appropriate pedestrian and cycle connections between the employment and resident development being achieved.

New Strategic Policy SAMU7 Comment

REDEVELOPMENT OF SALTINGS QUARTER, RIVERSIDE AVENUE, MANNINGTREE

Land at Saltings Quarter, Riverside Avenue, Manningtree, as defined on Map SAMU7, is allocated for a mix of residential development, commercial use, public open space, and public realm enhancements as follows:

1. Delivery of approximately 40 new dwellings of varied size and type, including affordable housing in line with the Council’s requirements under policy LP5. Development should follow a comprehensive, phased masterplan approach that addresses site constraints such as flood risk and land contamination.
2. Development should be at densities appropriate to an urban setting.
3. Provision of a compatible mix of commercial and industrial uses in suitable locations, with careful consideration of neighbouring amenity.
4. Successful relocation of the existing food store to an appropriate location on the site, maintaining a similar size and function.
5. Environmental enhancement along Station Road, the river frontage, and between residential, commercial and any industrial uses through the introduction of appropriate separation, green buffers, landscaped areas, and biodiversity zones. Across the site, enhanced green infrastructure should be provided to:
   • a requirement for 20% biodiversity net gain including habitat creation by designing the development to actively enable and support the priority habitat measures identified in the Strategic Opportunities of the Essex Local Nature Recovery Strategy (LNRS);
   • support nature conservation and landscape quality;
   • enhance public connectivity, with a particular focus on creating safe, accessible, and attractive pedestrian and cycle links between Station Road and the river frontage of the site, as well as along the riverside corridor; and
   • establish new public open spaces within the site.

6. Development should respond positively to the character and setting of the nearby Manningtree and Mistley Conservation Area.
7. Contributions should be made towards flood risk mitigation, in accordance with relevant policies in this plan, the NPPF, national legislation, and the Surface Water Management Plan for Critical Drainage Areas.
8. Proposals should explore opportunities to improve and enhance the river environment, including river restoration, ecological enhancement, and provision of flood storage areas.
9. Residential development should be located away from contaminated land. Where contamination is present, appropriate mitigation measures must be agreed with the Council.
10. Surface water from the development must be discharged in an attenuated form to a receiving waterbody, and not to the combined sewer network, unless no alternative is feasible.
11. Adequate wastewater management capacity must be demonstrated, including proposed phasing or alternative solutions, to the satisfaction of the Council and in consultation with Anglian Water.
12. A range of measures should be implemented to reduce pressure on WRC capacity, in addition to prioritising SuDS and water efficiency, including:
    • Removal of unnecessary network flows
    • Targeted education for new residents
    • Reduction in demand for potable water

13. financial contributions to early years and childcare, primary and secondary education provision, as required by the Local Education Authority primarily through Section 106 Planning Obligations or the Community Infrastructure Levy;
14. financial contributions towards community facilities such as health provision as required by the NHS/ICB either through the Community Infrastructure Levy or Section 106 Planning Obligations.
15. Delivery of any site-specific infrastructure identified in the Infrastructure Delivery Plan, which may include:
    • Highway mitigation
    • Flood risk mitigation
    • Water and wastewater infrastructure
    • Specific community and open space facilities

New Strategic Policy SAMU8 Comment

DEVELOPMENT OF HARE GREEN GARDEN VILLAGE

The Frating, Hare Green and Great Bromley area of Tendring, at the interchange between the A120 and A133, is identified as the location for a new ‘Garden Village’ to be delivered within the broad area shown on Map SAMU7. This Garden Village will create a new community, integrated with existing villages, that could deliver around 4,500 new homes, provision of suitably located Gypsy and Traveller accommodation to meet identified needs and 70-80 hectares of employment land.

The Garden Village will be holistically and comprehensively planned with a distinct identity that responds directly to its context and of a scale sufficient to incorporate a range of homes, employment, education & community facilities, green space and other uses to enable residents to meet the majority of their day-to-day needs. It will be comprehensively planned from the outset, with delivery phased to achieve the whole development, and will be underpinned by a comprehensive package of infrastructure.

A Development Plan Document (DPD) will be prepared for the Garden Village, containing policies setting out how the new community will be designed, developed and delivered in phases. No planning consent for development forming part of the new Garden Village will be granted until the DPD has been adopted, unless the development in question is of a nature and scale that would not prejudice the achievement of a comprehensive development as envisaged through this policy. Such developments will be required, as appropriate, to contribute towards or otherwise help deliver key infrastructure required at the wider Garden Village either through s106 legal agreements, Community Infrastructure Levy or appropriate planning conditions.

The DPD will define the boundary of the new Garden Village and the amount of development it will contain. It will be produced in consultation with the local community and stakeholders and will include a concept plan showing the disposition and quantity of future land-uses, and give a three dimensional indication of the urban design and landscape parameters which will be incorporated into any future planning applications; together with a phasing and implementation strategy which sets out how the rate of development will be linked to the provision of the necessary social, physical and environmental infrastructure to ensure that the respective phases of the development do not come forward until the necessary infrastructure has been secured.

The DPD and any planning application will address the principles set out in i-xiv of the supporting text above, along with all of the following principles and requirements for the design, development and delivery of the new Garden Village:

A. Place-Making and Design Quality

1. The development of the new Garden Village will be built to high standards of design and layout, drawing on its context and set within a strong green framework with a new neighbourhood centre at its heart. It will be designed and developed to have its own identity and be as self-sustaining as possible recognising its location close to neighbouring villages and potential for connectivity to the future Tendring Colchester Borders Garden Community. It will secure appropriate integration with Frating, Hare Green and Great Bromley by the provision of suitable active travel routes including walking, cycling and wheeling links and rapid public transport systems and connections to enable residents of the new and existing communities to have convenient access to nearby settlements and the new services and facilities provided at the Tendring Colchester Borders Garden Community. Sustainable transport must be maximised to mitigate the impact of the new development on the highway network and embed healthy living opportunities for new and existing communities. Clear separation will be maintained between the new Garden Village and Elmstead Market through the designation of a Strategic Green Gap to include the provision of a new Country Park.
2. Detailed masterplans and design guidance, based on a robust assessment of historic and natural environmental constraints and opportunities for enhancement, will be adopted to inform and guide development proposals and planning applications for the Garden Village.

B. Housing

3. A mix of housing types and tenures including self- and custom-build and starter homes will be provided on the site, including 30% affordable housing and will be phased throughout the development.
4. New residential development will seek to achieve appropriate densities which reflect both context, place-making aspirations and opportunities for increased levels of development around the neighbourhood centre.

C. Gypsy and Traveller Accommodation

5. Provision of suitably located Gypsy and Traveller accommodation, capable of providing appropriate and good quality accommodation to meet identified needs.

D. Employment and Jobs

6. The Garden Village will make provision for a range of jobs, skills and training opportunities. The DPD will allocate between 50 and 60 hectares of B use employment land east of the A133/A120 Hare Green interchange as well 20 hectares on land to the South of the A133 (some of which already benefits from planning permission). This may include provision for light industrial and/or other employment generating uses and provision for office, research & development, industrial, storage and distribution. Employment areas will be designed to ensure excellent accessibility via sustainable transport options, prioritising safe, direct, and convenient routes for walking, wheeling, and cycling.
7. High speed broadband will be provided across the site and the design of homes will make provision for working from home.

E. Transportation

8. A package of measures will be introduced to encourage smarter transport choices to meet the needs of the new community and to maximise the opportunities for sustainable travel. No new homes forming part of the Garden Village will be occupied until:
   1. Highways improvements facilitating the connection of the A133 Spur and the A120 towards Harwich has been delivered as part of the Garden Village development and is operational;
   2. An additional connection to the Rapid Transit System (RTS) serving the Tendring Colchester Borders Garden Community has been made to Frating and Hare Green, and the system is operational;
   3. The Park and Choose facility located at the Tendring Colchester Borders Garden Community has been completed and is operational; and
   4. Traffic control measures are put in place on the A133 between Frating and Elmstead Market to manage vehicle movements and give priority to the Rapid Transit System and other bus services as well as cycling and walking.

Additional transport priorities include the provision of a network of footpaths, cycleways and bridleways to enhance permeability within the site and to access the adjoining areas; and other effective integrated measures to mitigate the transport impacts of the proposed development on the strategic and local road network. Longer term transport interventions will need to be carefully designed to minimise the impacts on the strategic and local transport network and fully mitigate any environmental or traffic impacts arising from the development.

9. Primary vehicular access to the site will be provided off the A133 west of Frating Village and via the new omni-directional junction at the A120/A133 interchange. Any other improvements required to meet needs arising from the Garden Village will be set out in the DPD and further defined as part of the masterplanning process and Transport Assessment.
10. Development will be expected to contribute to the delivery of sustainable transport strategies for managing the cumulative impacts of growth directly or through financial contributions, including measures to promote sustainable travel. Transport Statements and Assessments will provide the evidence of how cumulative impacts are being addressed.
11. Other specific transport-related infrastructure requirements identified through the Development Plan Document and masterplans for the Garden Village and associated assessments will be delivered in a phased manner. Infrastructure delivery must align with each development phase and will appropriately mitigate the impacts of the development at all phases.

F. Community Infrastructure

12. A new neighbourhood centre at the core of the Garden Village of an appropriate scale will be provided to serve the proposed development. The centre will be located where it y will be easily accessible by walking, cycling and public transit to residents in the Garden Village.
13. Community facilities (in the form of a community building(s) or centre or equivalent) will be provided within the local centre. Buildings should be designed flexibly to ensure they are resilient to respond to changing needs over time and to ensure they can support a diverse range of uses.
14. Increased primary healthcare capacity will be provided to serve the new development. This could be by means of new on-site infrastructure; an improvement, reconfiguration, extension or relocation of existing medical facilities; or through financial contributions to enhance the delivery of new health facilities at the Tendring Colchester Borders Garden Community.
15. A new secondary school along with primary schools and early-years facilities will be provided to serve the new development, in accordance with the most up-to-date evidence provided by the Education Authority. Public transport links to existing education facilities must be provided before any dwellings at the new Hare Green Garden Village can be occupied, allowing for development to be phased in a way that ensures all children have access to education ahead of the completion of new schools.
16. A network of multi-functional green infrastructure will be provided within the garden community incorporating key elements of the existing green assets within the site. It will include a central village green and a country park to the west, along with community parks, allotments, the provision of well-connected and accessible sports areas with associated facilities and play facilities.
17. Indoor leisure and sports facilities will be provided within the new community or, when facilities cannot be accommodated on site, contributions made to the improvement of off-site leisure facilities (including those to be provided at the Tendring Colchester Borders Garden Community) to serve the new development. Any off-site provision will be linked by sustainable transport provision.

G. Other Requirements

18. The delivery of smart, innovative and sustainable water efficiency/re-use solutions that fosters climate resilience and a 21st century approach towards water supply, water and wastewater treatment and flood risk management. This will include the construction of a new Water Recycling Centre to serve the new community that will have to be in place and operational prior to the first occupation of any new dwellings.
19. 19. Conserve and where appropriate enhance the significance of heritage assets (including any contribution made by their settings) both within and surrounding the site.
20. Avoidance, protection and/or enhancement of biodiversity assets within and surrounding the site with a Biodiversity Net Gain requirement of 20%. Development proposals must be designed to enable and support the priority habitat measures identified in the Strategic Opportunities of the Essex Local Nature Recovery Strategy (LNRS) and make enhancements through Green Infrastructure and Nature based solutions.
21. Contributions will be secured towards mitigation measures in accordance with the Essex Coast Recreational disturbance Avoidance and Mitigation Strategy. Wintering bird surveys will be undertaken at the appropriate time of year as part of the DPD preparation to identify any offsite functional habitat. Should any be identified, development must firstly avoid impacts. Where this is not possible, development must be phased to deliver habitat creation and management either on- or off-site to mitigate any significant impacts. Any such habitat must be provided and fully functional before any development takes place which would affect significant numbers of SPA birds.
22. Provision of appropriate buffers along strategic road infrastructure to protect new development.
23. Provision of appropriate design and infrastructure that incorporates the highest standards of innovation in energy efficiency and technology to reduce impact of climate change, water efficiency (with the aim of being water neutral in areas of serious water stress), and sustainable waste / recycling management facilities.
24. Provision of a dedicated community development role, funded by the developer for at least ten years from first occupation, to support resident engagement and effective governance structures.
25. Establishment at an early stage in the development of the Garden Village, of appropriate and sustainable long-term governance and stewardship arrangements for community assets including green space, public realm areas and community and other relevant facilities; such arrangements to be funded by the development and include community representation to ensure residents have a stake in the long-term development, stewardship and management of their community.

New Strategic Policy SAMU9 Comment

DEVELOPMENT OF HORSLEY CROSS GARDEN VILLAGE

Land at Horsley Cross on the interchange of the A120 and B1035, is identified as the location for a new ‘Garden Village’ to be delivered within the broad area shown on Map SAMU7. The Horsley Cross Garden Village will create a new community that will deliver up to 6,000 new homes, provision of suitably located Gypsy and Traveller accommodation to meet identified needs and 50-60 hectares of employment land in total – of which a proportion could potentially be built up to 2042, with the remainder continuing longer-term into future plan periods.

The Garden Village will be holistically and comprehensively planned with a distinct identity that responds directly to its context and of a scale sufficient to incorporate a range of homes, employment, education & community facilities, green space and other uses to enable residents to meet the majority of their day-to-day needs. It will be comprehensively planned from the outset, with delivery phased to achieve the whole development, and will be underpinned by a comprehensive package of infrastructure.

A Development Plan Document (DPD) will be prepared for the Garden Village, containing policies setting out how the new community will be designed, developed and delivered in phases. No planning consent for development forming part of the new Garden Village will be granted until the DPD has been adopted.

The DPD will define the boundary of the new Garden Village and the amount of development it will contain. It will be produced in consultation with the local community and stakeholders and will include a concept plan showing the disposition and quantity of future land-uses, and give a three dimensional indication of the urban design and landscape parameters which will be incorporated into any future planning applications; together with a phasing and implementation strategy which sets out how the rate of development will be linked to the provision of the necessary social, physical and environmental infrastructure to ensure that the respective phases of the development do not come forward until the necessary infrastructure has been secured.

The DPD and any planning application will address the principles set out in i-xiv of the supporting text above, along with all of the following principles and requirements for the design, development and delivery of the new Garden Village:

A. Place-Making and Design Quality

1. The development of the new Garden Village will be built to high standards of design and layout, drawing on its context and set within a strong green framework with a new neighbourhood centre at its heart. It will be designed and developed to have its own identity and be as self-sustaining as possible recognising its location close to neighbouring towns, villages and hamlets, and potential for connectivity to the future Tendring Colchester Borders Garden Community, Colchester and Manningtree, Lawford and Mistley. It will secure appropriate internal and external walking and cycling links along with and rapid public transport connections that enable residents to have convenient access to nearby settlements and the new services and facilities provided at the Tendring Colchester Borders Garden Community and Hare Green Garden Village. Sustainable transport must be maximised to mitigated the impact of the new development on the highway network and embed healthy living opportunities for new and existing communities. Clear separation will be maintained between the new Garden Village and the communities within the Parishes of Tendring and Bradfield through the designation of Strategic Green Gaps, and the hamlet of Horsleycross Street through the strategic location of open space and landscaping buffers.
2. Detailed masterplans and design guidance, based on a robust assessment of historic and natural environmental constraints and opportunities for enhancement, will be adopted to inform and guide development proposals and planning applications for the Garden Village.

B. Housing

3. A mix of housing types and tenures including self- and custom-build and starter homes will be provided on the site, including 30% affordable housing and will be phased throughout the development.
4. New residential development will seek to achieve appropriate densities which reflect both context, place-making aspirations and opportunities for increased levels of development around the neighbourhood centre.

C. Gypsy and Traveller Accommodation

5. Provision of suitably located Gypsy and Traveller accommodation, capable of providing appropriate and good quality accommodation to meet identified needs.

D. Employment and Jobs

6. The Garden Village will make provision for a range of jobs, skills and training opportunities. Through Policy PPL7, this Local Plan allocates 14 hectares of land northwest of the Horsley Cross roundabout for B use employment land to help meet projected needs up to 2042 and the DPD will make provision for additional employment land for longer-term expansion southeast of the roundabout which could extend to a further 40-50 hectares. These sites may include provision for light industrial and/or other employment generating uses and provision for office, research & development, industrial, storage and distribution. Employment areas will be designed to ensure excellent accessibility via sustainable transport options, prioritising safe, direct, and convenient routes for walking, wheeling, and cycling.
7. High speed broadband will be provided across the site, and the design of homes will make provision for working from home.

E. Transportation

8. A package of measures will be introduced to encourage smarter transport choices to meet the needs of the new community and to maximise the opportunities for sustainable travel. No new homes forming part of the Garden Village will be occupied until:
   1. An additional connection to the Rapid Transit System (RTS) serving the Tendring Colchester Borders Garden Community has been made to Horsley Cross, and the system is operational – with either an extended RTS or a connected frequent bus service both to Manningtree Station and to Bathside Bay in Harwich; and
   2. The Park and Choose facility located at the Tendring Colchester Borders Garden Community has been completed and is operational.

Additional transport priorities include the provision of a network of footpaths, cycleways and bridleways to enhance permeability within the site and to access the adjoining areas; and other effective integrated measures to mitigate the transport impacts of the proposed development on the strategic and local road network. Longer term transport interventions will need to be carefully designed to minimise the impacts on the strategic and local transport network and fully mitigate any environmental or traffic impacts arising from the development.

9. Primary vehicular access to the site will be provided off new junctions on the B1035. The development must incorporate a suitable and safe single-carriageway route, of a specification agreed with the relevant highways authority, designed to divert mainstream traffic away from the hamlet of Horsleycross Street. This measure should minimise disturbance and safeguard the character of Horsleycross Street as a distinct rural hamlet. Any other highway improvements required to meet needs arising from the Garden Village will be set out in the DPD and further defined as part of the masterplanning process and Transport Assessment.
10. Development will be expected to contribute to the delivery of sustainable transport strategies for managing the cumulative impacts of growth directly or through financial contributions, including measures to promote sustainable travel. Transport Statements and Assessments will provide the evidence of how cumulative impacts are being addressed.
11. Other specific transport-related infrastructure requirements identified through the Development Plan Document and masterplans for the Garden Village will be delivered in a phased manner. Infrastructure delivery must align with each development phase and will appropriately mitigate the impacts of the development at all phases.

F. Community Infrastructure

12. A new neighbourhood centre at the core of the Garden Village of an appropriate scale will be provided to serve the proposed development. The centre will be located where it will be easily accessible by walking, cycling and public transit to residents in the Garden Village.
13. Community facilities (in the form of a community building(s) or centre or equivalent) will be provided within the local centre. Buildings should be designed flexibly to ensure they are resilient to respond to the changing needs over time and to ensure they can support a diverse range of uses.
14. Increased primary healthcare capacity will be provided to serve the new development. This could be by means of new on-site infrastructure; an improvement, reconfiguration, extension or relocation of existing medical facilities; or through financial contributions to enhance the delivery of health facilities at the Tendring Colchester Borders Garden Community or in Manningtree.
15. A new secondary school along with primary schools and early-years facilities will be provided to serve the new development, in accordance with the most up-to-date evidence provided by the Education Authority. Public transport links to existing education facilities must be provided before any dwellings at the new Horsley Cross Garden Village can be occupied, allowing for development to be phased in a way that ensures all children have access to education ahead of the completion of new schools.
16. A network of multi-functional green infrastructure will be provided within the garden community incorporating key elements of the existing green assets within the site. It will include a central village green and a country park to the wert, along with community parks, allotments, the provision of well-connected and accessible sports areas with associated facilities and play facilities.
17. Indoor leisure and sports facilities will be provided within the new community.

G. Other Requirements

18. The delivery of smart, innovative and sustainable water efficiency/re-use solutions that fosters climate resilience and a 21st century approach towards water supply, water and wastewater treatment and flood risk management. This will include the construction of a new Water Recycling Centre to serve the new community that will have to be in place and operational prior to the first occupation of any new dwellings.
19. Conserve and where appropriate enhance the significance of heritage assets (including any contribution made by their settings) both within and surrounding the site.
20. 20. Avoidance, protection and/or enhancement of biodiversity assets within and surrounding the site with a Biodiversity Net Gain requirement of 20%. Development proposals must be designed to enable and support the priority habitat measures identified in the Strategic Opportunities of the Essex Local Nature Recovery Strategy (LNRS) and make enhancements through Green Infrastructure and Nature based solutions.
21. Contributions will be secured towards mitigation measures in accordance with the Essex Coast Recreational disturbance Avoidance and Mitigation Strategy. Wintering bird surveys will be undertaken at the appropriate time of year as part of the DPD preparation to identify any offsite functional habitat. Should any be identified, development must firstly avoid impacts. Where this is not possible, development must be phased to deliver habitat creation and management either on- or off-site to mitigate any significant impacts. Any such habitat must be provided and fully functional before any development takes place which would affect significant numbers of SPA birds.
22. Provision of appropriate buffers along strategic road infrastructure to protect new development.
23. Provision of appropriate design and infrastructure that incorporates the highest standards of innovation in energy efficiency and technology to reduce impact of climate change, water efficiency (with the aim of being water neutral in areas of serious water stress), and sustainable waste / recycling management facilities.
24. Provision of a dedicated community development role, funded by the developer for at least ten years from first occupation, to support resident engagement and effective governance structures.
25. Establishment at an early stage in the development of the Garden Village, of appropriate and sustainable long-term governance and stewardship arrangements for community assets including green space, public realm areas and community and other relevant facilities; such arrangements to be funded by the development and include community representation to ensure residents have a stake in the long-term development, stewardship and management of their community.

New Strategic Policy SAH1 Comment

DEVELOPMENT AT VICARAGE FARM OFF MAIN ROAD AND SOUTH OF A120, HARWICH

Vicarage Farm, Harwich/Dovercourt, as shown on Map SAH1, is allocated for residential development. The site shall deliver:

1. A minimum of 150 new dwellings of mixed size and type, including affordable housing in accordance with the Council’s requirements under policy LP5. The development must be compatible with the character and scale of surrounding properties;
2. Provision of public open space in accordance with Policy HP5, designed to serve both new residents and the wider community;

Development Requirements

Proposals must demonstrate compliance with the following criteria:

Access and Movement

3. The site must provide safe and suitable vehicular, pedestrian and cycle access via the Harwich Valley development and its new roundabout junction with the A120, that meets required highway design standards. Any planning submission needs to provide clear evidence that the proposal will not adversely affect highway capacity or safety;
4. Development must incorporate safe and inclusive pedestrian and cycle access throughout the site, with a permanent, clear and legible pedestrian and cycle connection to the south via Main Road/The Green. Proposals must demonstrate how pedestrian routes will integrate with existing footways along Main Road/The Green (to the south) to improve the sustainability credentials of any development. Schemes should also seek to incorporate green infrastructure corridors that support recreational access to the countryside and promote active travel;

Landscape and Visual Impact

5. The development must be compatible with the character and scale of surrounding properties. The design must give specific consideration to the site’s topography, ensuring that layout and form respond appropriately to natural land features;
6. The layout and design must retain and enhance existing site features of ecological or amenity value. Where such features are present, the applicant must follow a hierarchy of avoidance, mitigation, and compensation for any adverse impacts;
7. Screening measures, such as locally appropriate tree belts and/or hedgerows, must be provided along site boundaries and elsewhere within the site (where required) to ensure the development is sensitively integrated into the surrounding landscape;

Biodiversity, Ecology and Flood Risk Mitigation

8. A requirement for 20% biodiversity net gain including the improvement of existing hedgerow conditions. Development proposals must be designed to enable and support the priority habitat measures identified in the Strategic Opportunities of the Essex Local Nature Recovery Strategy (LNRS);
9. The applicant must demonstrate adequate wastewater capacity, including any necessary phasing or alternative solutions, to the satisfaction of both the Council and Anglian Water;
10. Surface water must be attenuated and discharged to an on-site receiving waterbody, not to the combined sewer network, unless it can be robustly demonstrated that no alternative option exist;
11. Development must not result in any increase in flood risk either on-site or to adjacent land. Surface water drainage strategies should be designed to ensure that runoff rates and volumes are controlled to pre-development levels or better, with consideration given to sustainable drainage systems (SuDS) where feasible;
12. In addition to prioritising SuDS and water efficiency measures, the development must include a range of actions to reduce pressure on the Water Recycling Centre, such as:
    1. Removal of unnecessary network flows;
    2. Targeted education initiatives for new residents;
    3. Measures to reduce demand for potable water.
13. Prior to planning approval, wintering bird surveys must be carried out at the appropriate time of year to identify any offsite functional habitat. If significant numbers of SPA birds are found, the development must first seek to avoid impacts. Where avoidance is not possible, the scheme must be phased to deliver habitat creation and management, either on-site or off-site, to mitigate any significant effects. Such habitat must be fully functional before any development that could affect SPA birds is permitted to proceed.

Infrastructure Contributions

14. The development must deliver any site-specific infrastructure requirements identified in the Infrastructure Delivery Plan, which may include education provision, highway improvements, water and wastewater infrastructure, and community or open space facilities.

New Strategic Policy SAH2 Comment

DEVELOPMENT NORTH OF THORPE ROAD, KIRBY CROSS

Land north of Thorpe Road, Kirby Cross, shown on the Map SAH2 is allocated for residential development. The site shall deliver:

1. a minimum of 420 new dwellings comprising a mix of sizes and types, including affordable housing in accordance with the Council’s requirements as set out in policy LP5;
2. Public open space as required by Policy HP5, with consideration given to how this integrates with and enhances the existing playing fields and sporting facilities at Kirby Playing Fields.

Development Requirements

Proposals must comply with the following criteria:

Access and Movement

3. The principal vehicular access shall be taken from Thorpe Road, at the point where the site adjoins the highway along its south-western boundary;
4. Where necessary, appropriate improvements to the capacity and/or safety of the local highway network shall be delivered to support the development;
5. Enhancements to public transport provision shall be secured where required, alongside improved pedestrian and cycle connectivity between the site, public transport nodes, Kirby Playing Fields, and the wider existing active travel network, including bridleways;

Landscape, Visual Impact and Amenity

6. The design and layout of the development must respond sensitively to the surrounding landscape including the amenity of nearby residents, especially the residential occupiers to the south, incorporating mitigation measures to minimise visual impact and reinforce local character;
7. The development must retain and enhance existing site features of ecological or amenity value. Where such features are present, the applicant must follow a hierarchy of avoidance, mitigation, and compensation for any adverse impacts;
8. Screening measures, such as locally appropriate tree belts and/or hedgerows, must be provided along site boundaries and elsewhere within the site (where required) to ensure the development is sensitively integrated into the surrounding landscape;

Heritage

9. The development must conserve, and where appropriate, enhance the significant and setting of the nearby Grade II Listed Blue House Farmhouse.

Biodiversity, Ecology and Flood Risk Mitigation

10. A requirement for 20% biodiversity net gain including the improvement of existing hedgerow conditions. Development proposals must be designed to enable and support the priority habitat measures identified in the Strategic Opportunities of the Essex Local Nature Recovery Strategy (LNRS);
11. The applicant must demonstrate adequate wastewater capacity, including any necessary phasing or alternative solutions, to the satisfaction of both the Council and Anglian Water;
12. Surface water must be attenuated and discharged to an on-site receiving waterbody, not to the combined sewer network, unless it can be robustly demonstrated that no alternative option exist;
13. Development must not result in any increase in flood risk either on-site or to adjacent land. Surface water drainage strategies should be designed to ensure that runoff rates and volumes are controlled to pre-development levels or better, with consideration given to sustainable drainage systems (SuDS) where feasible;
14. In addition to prioritising SuDS and water efficiency measures, the development must include a range of actions to reduce pressure on the Water Recycling Centre, such as:
    1. Removal of unnecessary network flows;
    2. Targeted education initiatives for new residents;
    3. Measures to reduce demand for potable water.

Infrastructure Contributions

15. The development must deliver any site-specific infrastructure requirements identified in the Infrastructure IDP, which may include education provision, highway improvements, water and wastewater infrastructure, and community or open space facilities.

New Strategic Policy SAH3 Comment

DEVELOPMENT OF LAND OFF ARTHUR RANSOME WAY, WALTON

Land off Arthur Ransome Way, Walton, as shown on Map SAH3, is allocated for residential development. The site shall deliver:

1. Up to 200 new dwellings of mixed size and type, including affordable housing in accordance with the Council’s requirements as set out in policy LP5;
2. Provision of public open space as required by Policy HP5, designed to serve both new residents and the wider community.

Development Requirements

Proposals must demonstrate compliance with the following criteria:

Access and Movement

3. The site must provide safe and suitable access that meets required highway design standards. The location of vehicle access must be agreed with the Highway Authority, with clear evidence that the proposal will not adversely affect highway capacity or safety;
4. The development must incorporate safe pedestrian access to ensure connectivity within the site and to existing footways and where possible, any nearby Public Rights of Way. Where feasible, the scheme should include green infrastructure links, recreational access to the countryside, and active travel connections to the wider settlement of Walton and Walton-on-the-Naze station.

Landscape and Visual Impact

5. The development must be compatible with the character and scale of surrounding properties. The design must give specific consideration to the site’s topography, ensuring that layout and form respond appropriately to natural land features;
6. The layout and design must retain and enhance existing site features of ecological or amenity value. Where such features are present, the applicant must follow a hierarchy of avoidance, mitigation, and compensation for any adverse impacts;
7. Screening measures, such as locally appropriate tree belts and/or hedgerows, must be provided along site boundaries and elsewhere within the site (where required) to ensure the development is sensitively integrated into the surrounding landscape;

Biodiversity, Ecology and Flood Risk Mitigation

8. A requirement for 20% biodiversity net gain including the improvement of existing hedgerow conditions. Development proposals must be designed to enable and support the priority habitat measures identified in the Strategic Opportunities of the Essex Local Nature Recovery Strategy (LNRS);
9. The applicant must demonstrate adequate wastewater capacity, including any necessary phasing or alternative solutions, to the satisfaction of both the Council and Anglian Water;
10. Surface water must be attenuated and discharged to an on-site receiving waterbody, not to the combined sewer network, unless it can be robustly demonstrated that no alternative option exist;
11. Development must not result in any increase in flood risk either on-site or to adjacent land. Surface water drainage strategies should be designed to ensure that runoff rates and volumes are controlled to pre-development levels or better, with consideration given to sustainable drainage systems (SuDS) where feasible;
12. In addition to prioritising SuDS and water efficiency measures, the development must include a range of actions to reduce pressure on the Water Recycling Centre, such as:
    1. Removal of unnecessary network flows;
    2. Targeted education initiatives for new residents;
    3. Measures to reduce demand for potable water
13. Prior to planning approval, wintering bird surveys must be carried out at the appropriate time of year to identify any offsite functional habitat. If significant numbers of SPA birds are found, the development must first seek to avoid impacts. Where avoidance is not possible, the scheme must be phased to deliver habitat creation and management, either on-site or off-site, to mitigate any significant effects. Such habitat must be fully functional before any development that could affect SPA birds is permitted to proceed.

Infrastructure Contributions

14. The development must deliver any site-specific infrastructure requirements identified in the Infrastructure Delivery Plan, which may include education provision, highway improvements, water and wastewater infrastructure, and community or open space facilities.

New Strategic Policy SAH4 Comment

DEVELOPMENT OF LAND EAST OF CHURCH ROAD, BRIGHTLINGSEA

Development Parameters

1. Up to 300 dwellings, comprising a mix of sizes and types, including affordable housing in accordance with the Council’s requirements as set out in policy LP5.
2. Provision of public open space in accordance with Policy HP5, designed to serve both new residents and the wider community.

Development Requirements

Proposals must demonstrate compliance with the following criteria:

Access and Movement

3. The principal vehicular access shall be taken from Samsons Road;
4. Where necessary, capacity and/or safety enhancements to the local highway network must be provided; and
5. Where necessary, improvements to sustainable transport infrastructure—including public transport, cycling, pedestrian routes, and bridleways—shall be incorporated to promote active travel and improve connectivity.

Landscape and Visual Impact

6. The design and layout must respond sensitively to the surrounding landscape character, with particular attention to:
   • Screening and mitigation along the northern edge of the site; and
   • Landscape enhancement measures along Church Road and Samsons Road
7. Development must respect and respond to the topography of the site, ensuring that built form integrates harmoniously with natural landforms.
8. The layout and design must retain and enhance existing site features of ecological or amenity value. Where such features are present, the applicant must follow a hierarchy of avoidance, mitigation, and compensation for any adverse impacts;

Heritage

9. Preservation of the significance of the Brightlingsea Hall and All Saints Church Conservation Area and the Grade I Listed All Saints Church to the west of the site. This includes careful consideration of their setting, views, and any potential impacts on their historic character and architectural integrity.

Biodiversity, Ecology and Flood Risk Mitigation

10. A requirement for 20% biodiversity net gain including the improvement of existing hedgerow conditions. Development proposals must be designed to enable and support the priority habitat measures identified in the Strategic Opportunities of the Essex Local Nature Recovery Strategy (LNRS);
11. The applicant must demonstrate adequate wastewater capacity, including any necessary phasing or alternative solutions, to the satisfaction of both the Council and Anglian Water;
12. Surface water must be attenuated and discharged to an on-site receiving waterbody, not to the combined sewer network, unless it can be robustly demonstrated that no alternative option exist;
13. Development must not result in any increase in flood risk either on-site or to adjacent land. Surface water drainage strategies should be designed to ensure that runoff rates and volumes are controlled to pre-development levels or better, with consideration given to sustainable drainage systems (SuDS) where feasible;
14. In addition to prioritising SuDS and water efficiency measures, the development must include a range of actions to reduce pressure on the Water Recycling Centre, such as:
    1. Removal of unnecessary network flows;
    2. Targeted education initiatives for new residents;
    3. Measures to reduce demand for potable water.

Infrastructure Contributions

15. The development must deliver any site-specific infrastructure requirements identified in the Infrastructure Delivery Plan, which may include education provision, highway improvements, water and wastewater infrastructure, and community or open space facilities.

New Strategic Policy SAH6 Comment

DEVELOPMENT OF LAND EAST OF COCKAYNES LANE, ALRESFORD

Land east of Cockaynes Lane, as shown on Map SAH6, is allocated for residential development. The site shall deliver:

1. Up to 100 new dwellings of mixed size and type, with a focus on provision of housing for the ageing population and opportunities for self-build development, and affordable housing in accordance with the Council’s requirements as set out in Policy LP5 and having regard to the policies contained within the Alresford Neighbourhood Plan;
2. Provision of public open space in accordance with Policy HP5, designed to serve both new residents and the wider community.

Development Requirements

Proposals must demonstrate compliance with the following criteria:

Access and Movement

3. The development must demonstrate the provision of safe, suitable, and deliverable access arrangements in accordance with adopted highway design standards. The location and design of vehicular access points must be agreed in consultation with the Highway Authority and supported by clear evidence that the scheme will not result in unacceptable impacts on highway safety, capacity, or efficiency, whilst having regard to the neighbouring Medium Site Allocation to the north-west. Where mitigation is necessary to ensure safe and suitable access for vehicles and pedestrians, such measures must be fully integrated into the design of the development. These measures must be secured through appropriate legal mechanisms, such as planning obligations or conditions, to ensure their delivery and long-term effectiveness;
4. The development must incorporate safe pedestrian access to ensure connectivity within the site, to the neighbouring Medium Site Allocation (see MSA7) and to existing footways in the vicinity of the site, and any nearby Public Rights of Way. Where feasible, the scheme should include green infrastructure links, recreational access to the countryside, and active travel connections to the wider settlement of Alresford.

Landscape and Visual Impact

5. The development must adopt a coordinated and holistic design approach, ensuring a comprehensive and well-integrated scheme in close collaboration with the neighbouring Medium Site Allocation for 40 dwellings (see MSA7 below). Particular attention should be given to the site’s topography, with the layout and built form responding sensitively to natural land features and creating a seamless relationship between the two sites;
6. The layout and design must retain and enhance existing site features of ecological or amenity value. Where such features are present, the applicant must follow a hierarchy of avoidance, mitigation, and compensation for any adverse impacts;
7. Screening measures, such as locally appropriate tree belts and/or hedgerows, must be provided along site boundaries and elsewhere on the site (where required) to ensure the development is sensitively integrated into the surrounding landscape;

Biodiversity, Ecology and Flood Risk Mitigation

8. A requirement for 20% biodiversity net gain including the improvement of existing hedgerow conditions. Development proposals must be designed to enable and support the priority habitat measures identified in the Strategic Opportunities of the Essex Local Nature Recovery Strategy (LNRS);
9. The applicant must demonstrate adequate wastewater capacity, including any necessary phasing or alternative solutions, to the satisfaction of both the Council and Anglian Water;
10. Surface water must be attenuated and discharged to an on-site receiving waterbody, not to the combined sewer network, unless it can be robustly demonstrated that no alternative option exist;
11. Development must not result in any increase in flood risk either on-site or to adjacent land. Surface water drainage strategies should be designed to ensure that runoff rates and volumes are controlled to pre-development levels or better, with consideration given to sustainable drainage systems (SuDS) where feasible;
12. In addition to prioritising SuDS and water efficiency measures, the development must include a range of actions to reduce pressure on the Water Recycling Centre, such as:
    1. Removal of unnecessary network flows;
    2. Targeted education initiatives for new residents;
    3. Measures to reduce demand for potable water.

Infrastructure Contributions

13. The development must deliver any site-specific infrastructure requirements identified in the Infrastructure Delivery Plan, which may include education provision, highway improvements, water and wastewater infrastructure, and community or open space facilities.

New Strategic Policy SAH7 Comment

DEVELOPMENT OF LAND EAST OF ADMIRALS GREEN AND NORTH OF WEELEY ROAD. GREAT BENTLEY

Land east ofeast of Admirals Green and north of Weeley Road, as identified on Map SAH7, is allocated for residential development. The site shall deliver:

1. Up to 120 new dwellings of varied size and type, including affordable housing in accordance with the Council’s adopted requirements as set out in policy LP5;
2. Provision of public open space in accordance with Policy HP5 incorporating community sports facilities, designed to serve both new residents and the wider community;

Development Requirements

Proposals must demonstrate compliance with the following criteria:

Access and Movement

3. Provision of safe and suitable vehicular access designed to meet highway standards, with the principal access point off Weeley Road. Proposals must demonstrate no adverse impact on highway capacity or safety;
4. Delivery of necessary improvements to the local highway network to address capacity, access and/or safety concerns;
5. Where appropriate, enhancements to public transport services. Proposals must also provide safe and accessible pedestrian and cycle routes throughout the site, ensuring integrated connectivity to existing footways and Public Rights of Way;
6. Integration of green infrastructure to facilitate recreational access to the countryside and promote active travel, with improved links to the wider settlement.

Landscape and Visual Impact

7. The development must be compatible with the character and scale of surrounding properties. The design must give specific consideration to the site’s topography, ensuring that layout and form respond appropriately to natural land features;
8. The layout and design must retain and enhance existing site features of ecological or amenity value. Where such features are present, the applicant must follow a hierarchy of avoidance, mitigation, and compensation for any adverse impacts;
9. Screening measures, such as locally appropriate tree belts and/or hedgerows, must be provided along site boundaries and elsewhere within the site (where required) to ensure the development is sensitively integrated into the surrounding landscape;

Biodiversity, Ecology and Flood Risk Mitigation

10. A 20% biodiversity net gain including improved hedgerow management and the creation of grassland habitats along road verges. Development proposals must be designed to enable and support the priority habitat measures identified in the Strategic Opportunities of the Essex Local Nature Recovery Strategy (LNRS);
11. The applicant must demonstrate adequate wastewater capacity, including any necessary phasing or alternative solutions, to the satisfaction of both the Council and Anglian Water;
12. Surface water drainage must be attenuated and discharged to an appropriate receiving waterbody. Connection to the combined sewer network will only be permitted where no alternative solution exists;
13. Development must not result in any increase in flood risk either on-site or to adjacent land. Surface water drainage strategies should be designed to ensure that runoff rates and volumes are controlled to pre-development levels or better, with consideration given to sustainable drainage systems (SuDS) where feasible;
14. In addition to prioritising SuDS and water efficiency measures, the development must include a range of actions to reduce pressure on the Water Recycling Centre, such as:
    1. Removal of unnecessary network flows;
    2. Targeted education initiatives for new residents;
    3. Measures to reduce demand for potable water.

Infrastructure Contributions

15. Delivery of any site-specific infrastructure identified in the Infrastructure Delivery Plan (IDP), which may include education provision, highway mitigation, water and wastewater infrastructure, and community/open space facilities.

New Strategic Policy SAH8 Comment

DEVELOPMENT OF LAND EAST OF AMERELLS ROAD, LITTLE CLACTON

Land to the East of Amerells Road, as shown on Map SAH8, is allocated for residential development. The site shall deliver:

1. Up to 100 new dwellings of mixed size and type, including affordable housing in accordance with the Council’s requirements as set out in policy LP5.
2. Provision of public open space in accordance with Policy HP5, designed to serve both new residents and the wider community.

Development Requirements

Proposals must demonstrate compliance with the following criteria:

Access and Movement

3. The site must offer safe and appropriate access from Amerells Road, in line with highway design standards, supported by clear evidence that it will not compromise highway capacity or safety;
4. The development must incorporate safe pedestrian access to ensure connectivity within the site and to existing footways along Amerells Road. Where feasible, the scheme should include green infrastructure links, recreational access to the countryside, and active travel connections to the wider settlement of Little Clacton.

Landscape and Visual Impact

5. The development must be compatible with the character and scale of surrounding properties. The design must give specific consideration to the site’s topography, ensuring that layout and form respond appropriately to natural land features;
6. The layout and design must retain and enhance existing site features of ecological or amenity value. Where such features are present, the applicant must follow a hierarchy of avoidance, mitigation, and compensation for any adverse impacts;
7. Screening measures, such as locally appropriate tree belts and/or hedgerows, must be provided along site boundaries and elsewhere within the site (where required) to ensure the development is sensitively integrated into the surrounding landscape;

Biodiversity, Ecology and Flood Risk Mitigation

8. A 20% biodiversity net gain including improvement of existing hedgerow conditions. Development proposals must be designed to enable and support the priority habitat measures identified in the Strategic Opportunities of the Essex Local Nature Recovery Strategy (LNRS);
9. The applicant must demonstrate adequate wastewater capacity, including any necessary phasing or alternative solutions, to the satisfaction of both the Council and Anglian Water;
10. Surface water must be attenuated and discharged to an on-site receiving waterbody, not to the combined sewer network, unless it can be robustly demonstrated that no alternative option exist;
11. Development must not result in any increase in flood risk either on-site or to adjacent land. Surface water drainage strategies should be designed to ensure that runoff rates and volumes are controlled to pre-development levels or better, with consideration given to sustainable drainage systems (SuDS) where feasible;
12. In addition to prioritising SuDS and water efficiency measures, the development must include a range of actions to reduce pressure on the Water Recycling Centre, such as:
    1. Removal of unnecessary network flows;
    2. Targeted education initiatives for new residents; and
    3. Measures to reduce demand for potable water.

Infrastructure Contributions

14. The development must deliver any site-specific infrastructure requirements identified in the Infrastructure Delivery Plan, which may include education provision, highway improvements, water and wastewater infrastructure, and community or open space facilities.

New Strategic Policy SAH9 Comment

DEVELOPMENT OF LAND SOUTH OF CLACTON ROAD, ST OSYTH

Land south of Clacton Road, as shown on Map SAH9, is allocated for residential development. The site shall deliver:

1. Up to 100 new dwellings of mixed size and type, including affordable housing in accordance with the Council’s requirements as set out in policy LP5.
2. Provision of public open space in accordance with Policy HP5, designed to serve both new residents and the wider community.

Development Requirements

Proposals must demonstrate compliance with the following criteria:

Access and Movement

3. The site must provide safe and suitable access that meets required highway design standards. The location of vehicle access must be agreed with the Highway Authority, with clear evidence that the proposal will not adversely affect highway capacity or safety;
4. The development must incorporate safe pedestrian access to ensure connectivity within the site and to existing footways and where possible, any nearby Public Rights of Way. Where feasible, the scheme should include green infrastructure links, recreational access to the countryside, and active travel connections to the wider settlement of St Osyth.

Landscape and Visual Impact

5. The development must be compatible with the character and scale of surrounding properties. The design must give specific consideration to the site’s topography, ensuring that layout and form respond appropriately to natural land features;
6. The layout and design must retain and enhance existing site features of ecological or amenity value. Where such features are present, the applicant must follow a hierarchy of avoidance, mitigation, and compensation for any adverse impacts;
7. Screening measures, such as locally appropriate tree belts and/or hedgerows, must be provided along site boundaries and elsewhere within the site (where required) to ensure the development is sensitively integrated into the surrounding landscape;

Biodiversity, Ecology and Flood Risk Mitigation

8. A 20% biodiversity net gain including the improvement of existing hedgerow conditions. Development proposals must be designed to enable and support the priority habitat measures identified in the Strategic Opportunities of the Essex Local Nature Recovery Strategy (LNRS);
9. The applicant must demonstrate adequate wastewater capacity, including any necessary phasing or alternative solutions, to the satisfaction of both the Council and Anglian Water;
10. Surface water must be attenuated and discharged to an on-site receiving waterbody, not to the combined sewer network, unless it can be robustly demonstrated that no alternative option exist;
11. Development must not result in any increase in flood risk either on-site or to adjacent land. Surface water drainage strategies should be designed to ensure that runoff rates and volumes are controlled to pre-development levels or better, with consideration given to sustainable drainage systems (SuDS) where feasible;
12. In addition to prioritising SuDS and water efficiency measures, the development must include a range of actions to reduce pressure on the Water Recycling Centre, such as:
    1. Removal of unnecessary network flows;
    2. Targeted education initiatives for new residents; and
    3. Measures to reduce demand for potable water.
13. Prior to planning approval, wintering bird surveys must be carried out at the appropriate time of year to identify any offsite functional habitat. If significant numbers of SPA birds are found, the development must first seek to avoid impacts. Where avoidance is not possible, the scheme must be phased to deliver habitat creation and management, either on-site or off-site, to mitigate any significant effects. Such habitat must be fully functional before any development that could affect SPA birds is permitted to proceed.

Infrastructure Contributions

14. The development must deliver any site-specific infrastructure requirements identified in the Infrastructure Delivery Plan, which may include education provision, highway improvements, water and wastewater infrastructure, and community or open space facilities.

New Strategic Policy SAH10 Comment

DEVELOPMENT OF LAND SOUTH OF COLCHESTER ROAD, THORPE-LE-SOKEN

Land south of Colchester Road, Thorpe-le-Soken, as identified on Map SAH10, is allocated for residential development. The site shall deliver:

1. Up to 150 new dwellings, comprising a mix of sizes and types, including affordable housing in accordance with the Council’s requirements as set out in policy LP5;
2. Provision of public open space in accordance with Policy HP5, designed to serve both new residents and the wider community.

Development Requirements

Proposals must demonstrate compliance with the following criteria:

Access and Movement

3. Provision of safe and suitable vehicular access designed to meet highway standards, with the principal access point in an appropriate location off Colchester Road. Proposals must demonstrate no adverse impact on highway capacity or safety;
4. Delivery of necessary improvements to the local highway network to address capacity, access and/or safety concerns;
5. Proposals must incorporate measures to enhance public transport provision and strengthen pedestrian and cycle connectivity. These improvements should deliver safe, direct, and convenient links between the site and key destinations, including the settlement of Thorpe-le-Soken to the southeast. Where deemed necessary, pedestrian and cycle connectivity between the site and Thorpe-le-Soken railway station to the south should also be improved.
6. Development to include a connection point in the south-eastern part of the site to enable a future spine road link to Station Road and Thorpe-le-Soken railway station to the south-east, ensuring alignment with the wider movement and access strategy;
7. Integration of green infrastructure to facilitate recreational access to the countryside and promote active travel;

Landscape and Visual Impact

8. The development must be compatible with the character and scale of surrounding properties. The design must give specific consideration to the site’s topography, ensuring that layout and form respond appropriately to natural land features;
9. The layout and design must retain and enhance existing site features of ecological or amenity value. Where such features are present, the applicant must follow a hierarchy of avoidance, mitigation, and compensation for any adverse impacts;
10. Screening measures, such as locally appropriate tree belts and/or hedgerows, must be provided along site boundaries and elsewhere within the site (where required) to ensure the development is sensitively integrated into the surrounding landscape;

Heritage

11. Preservation of the significance of the Thorpe-le-Soken Conservation area to the east of the site, including consideration of its setting;

Biodiversity, Ecology and Flood Risk Mitigation

12. A requirement for 20% biodiversity net gain including the improvement of existing hedgerow conditions. Development proposals must be designed to enable and support the priority habitat measures identified in the Strategic Opportunities of the Essex Local Nature Recovery Strategy (LNRS);
13. The applicant must demonstrate adequate wastewater capacity, including any necessary phasing or alternative solutions, to the satisfaction of both the Council and Anglian Water;
14. Surface water must be attenuated and discharged to an on-site receiving waterbody, not to the combined sewer network, unless it can be robustly demonstrated that no alternative option exist;
15. Development must not result in any increase in flood risk either on-site or to adjacent land. Surface water drainage strategies should be designed to ensure that runoff rates and volumes are controlled to pre-development levels or better, with consideration given to sustainable drainage systems (SuDS) where feasible;
16. In addition to prioritising SuDS and water efficiency measures, the development must include a range of actions to reduce pressure on the Water Recycling Centre, such as:
    1. Removal of unnecessary network flows;
    2. Targeted education initiatives for new residents;
    3. Measures to reduce demand for potable water.

Infrastructure Contributions

17. Delivery of any site-specific infrastructure identified in the Infrastructure Delivery Plan, which may include education provision, highway mitigation, water and wastewater infrastructure, and community/open space facilities.

New Strategic Policy SAH11 Comment

DEVELOPMENT OF LAND NORTH OF LIFEHOUSE SPA & HOTEL, THORPE-LE-SOKEN

Land east of Station Road, Thorpe-le-Soken, as identified on Map SAH9/10, is allocated for residential development. The site shall deliver:

1. Up to 110 new dwellings of varied size and type, including affordable housing in accordance with the Council’s adopted requirements as set out in policy LP5;
2. Provision of public open space in accordance with Policy HP5, designed to serve both new residents and the wider community. This shall include the transfer of land to extend the Lady Nelson Playing Field through the provision of high-quality public open space, designed to support active recreation, enhance biodiversity, and promote community health and wellbeing;

Development Requirements

Proposals must demonstrate compliance with the following criteria:

Access and Movement

3. Provision of safe and suitable vehicular access designed to meet highway standards, with principal access points off Lifehouse Drive and Lady Nelson Gardens. Proposals must demonstrate no adverse impact on highway capacity or safety;
4. Delivery of necessary improvements to the local highway network to address capacity, access and/or safety concerns;
5. Proposals should include measures to enhance public transport services and improve pedestrian and cycle connectivity. This should ensure safe and convenient links between the site and key destinations, including Thorpe-le-Soken station to the south and the settlement nucleus of Thorpe-le-Soken to the north-west, and existing bridleways;
6. Integration of green infrastructure to facilitate recreational access to the countryside and promote active travel.

Landscape and Visual Impact

7. The development must be compatible with the character and scale of surrounding properties. The design must give specific consideration to the site’s topography, ensuring that layout and form respond appropriately to natural land features;
8. The layout and design must retain and enhance existing site features of ecological or amenity value. Where such features are present, the applicant must follow a hierarchy of avoidance, mitigation, and compensation for any adverse impacts;
9. Screening measures, such as locally appropriate tree belts and/or hedgerows, must be provided along site boundaries and elsewhere within the site (where required) to ensure the development is sensitively integrated into the surrounding landscape;

Heritage

10. Preservation and enhancement of the significance of the Thorpe-le-Soken Conservation area and the Grade II Listed Thorpe Hall Park and Garden, including consideration of their respective settings.

Biodiversity, Ecology and Flood Risk Mitigation

11. A requirement for 20% biodiversity net gain including the improvement of existing hedgerow conditions. Development proposals must be designed to enable and support the priority habitat measures identified in the Strategic Opportunities of the Essex Local Nature Recovery Strategy (LNRS);
12. The applicant must demonstrate adequate wastewater capacity, including any necessary phasing or alternative solutions, to the satisfaction of both the Council and Anglian Water;
13. Surface water must be attenuated and discharged to an on-site receiving waterbody, not to the combined sewer network, unless it can be robustly demonstrated that no alternative option exist;
14. Development must not result in any increase in flood risk either on-site or to adjacent land. Surface water drainage strategies should be designed to ensure that runoff rates and volumes are controlled to pre-development levels or better, with consideration given to sustainable drainage systems (SuDS) where feasible;
15. In addition to prioritising SuDS and water efficiency measures, the development must include a range of actions to reduce pressure on the Water Recycling Centre, such as:
    1. Removal of unnecessary network flows;
    2. Targeted education initiatives for new residents;
    3. Measures to reduce demand for potable water.

Infrastructure Contributions

16. Delivery of any site-specific infrastructure identified in the Infrastructure Delivery Plan (IDP), which may include education provision, highway mitigation, water and wastewater infrastructure, and community/open space facilities.

New Strategic Policy SAE2 Comment

FREEPORT EAST, BATHSIDE BAY AND THE A120 CORRIDOR

To maximise the opportunities for economic growth and job creation following the designation of Freeport East, the spatial strategy and policies in this Local Plan support the development at Bathside Bay, new and expanded business and industrial parks in strategic locations along the A120 corridor supported by housing and mixed-use development in Harwich and Dovercourt, at the Tendring Colchester Borders Garden Community and at the proposed Hare Green Garden Village at Frating and Hare Green. These developments will need to be supported by, and will be required to assist in facilitating, improvements to (and the upgrading of) the A120 and associated junctions in Tendring.

Bathside Bay, as shown on Map SAE2 is allocated in this Local Plan for the construction of an operational container terminal alongside a new small boat harbour – for which planning permission has been granted and development has commenced. Planning permission has also been granted for use of part of the proposed container terminal, on a temporary basis, for a ‘Green Energy Hub’ to support the offshore wind industry. The Council will work with Freeport East, central government, the owners of Harwich International Port and other relevant agencies and partners to accelerate, where possible, the delivery of the consented developments and related infrastructure improvements in order to support the local economy and creation of local jobs. Development proposals that would prejudice or frustrate the development of Bathside Bay will not be supported.

In support of a long-term strategy for growth along the A120 corridor, land is also allocated through Policy PP7 of this Local Plan for new and expanded business and industrial parks north of the A120 at Parkeston; with employment sites also proposed as an integral part of the proposed Hare Green Garden Village, Horsley Cross Garden Village, and the Collierswood Farm Business Park, north of the future Tendring Colchester Borders Garden Community.

The Council will also work with partners to explore all other means by which the improvement and upgrading of the A120 can be delivered and accelerated in support of the strategy for growth in this Local Plan, which could include the use of Community Infrastructure Levy (CIL) or other contributions secured from new development along the A120 corridor. These improvements could include:

1. alterations and improvements to the A12/A120 Crown Interchange at Ardleigh;
2. the A120/A133 link road and associated junctions associated with the Tendring Colchester Borders Garden Community;
3. an omni-directional junction at the A120/A133 interchange at Frating and Hare Green;
4. the dualling of the A120 between Hare Green and Horsley Cross;
5. the widening of the A120 between Horsley Cross and the Ramsey Bridge roundabout; and
6. alternations and improvements to the A120 Parkeston Road/Station Road/Europa roundabout at Parkeston.

New Strategic Policy SAE3 Comment

COLLIERSWOOD FARM A120 STRATEGIC BUSINESS PARK

Land north of the A120 in Elmstead Market is allocated for a Strategic Business Park of sub-regional significance that will be accessed only via the grade-separated junction to be built as part of the A120/A133 (A1331) link road serving the Tendring Colchester Borders Garden Community. To ensure early delivery, the development will be expected to facilitate and contribute towards the completion of the link road, associated junctions and infrastructure through land provision and/or financial contributions secured through s106 legal agreements, Community Infrastructure Levy (CIL) or other appropriate means.

Masterplan Requirement

A comprehensive masterplan must be prepared and approved prior to or alongside the first planning application, in consultation with Tendring District Council and Colchester City Council (or relevant local planning authorities). The masterplan must:

• Define the spatial layout, movement network, and land use distribution.
• Set design parameters for building heights, massing, and typologies.
• Establish landscaping, biodiversity, and green and blue infrastructure strategies including sustainable drainage systems.
• Include a phasing and delivery plan, viability testing, and monitoring framework.
• Define a strategy for sustainable development that minimises impacts on climate change that includes design, layout and the use of renewable technologies.
• Ensure alignment of all design standards with the Essex Design Guide.

Design and Development Principles

The masterplan and subsequent applications must deliver a high-quality, sustainable employment environment based on the following principles:

1. Placemaking and Social Value

Adopt a landscape-led approach retaining existing trees and hedgerows where possible and creating multifunctional green infrastructure. The LNRS suggests a need for woodland specific habitat enhancement on this site.

• Provide shared social spaces, cafés, and informal meeting areas to foster collaboration.
• Provide public realm features such as landscaped plazas and outdoor seating with Wi-Fi to encourage flexible working.
• Provide a mix of unit sizes and typologies (large industrial, logistics, research and development, and office spaces) to ensure flexibility and adaptability over time.

2. Connectivity and Access

• Facilitate and contribute to the early delivery of the A120/A1331 link road, associated junctions and infrastructure through agreed mechanisms.
• Integrate with the Rapid Transit System. Additional local public transport services should also be provided to the site.
• Design integrated measures to mitigate the transport impacts of the proposed development on the strategic and local road network.
• Emergency access points should be planned, and an active travel crossing of the A120 from the Garden Community should be explored.
• Foot and cycle ways should be provided throughout the development and connecting with the surrounding settlements and countryside.   The Public Rights Of Way network across the site must be protected and enhanced.
• Ensure safe, convenient pedestrian and cycle connections to the Garden Community.
• Incorporate active travel priority routes, bus priority measures, and a goods vehicle routing strategy.
• Provision for a trunk road service area including lorry parking must be indicated.
• Provision of electric vehicle charging, secure cycle storage, and last-mile logistics hubs.
• To facilitate the RTS terminus, the masterplan should consider provision for a public transport maintenance depot.

3. Environmental Sustainability

• Achieve a minimum 20% Biodiversity Net Gain through robust landscape buffers, tree planting, and habitat creation.
• Implement Sustainable Drainage Systems (SuDS), rainwater harvesting, and green roofs.
• The applicant must demonstrate adequate wastewater capacity, including any necessary phasing or alternative solutions, to the satisfaction of both the Council and Anglian Water.
• Provision of appropriate design and infrastructure that incorporates the highest standards of innovation in energy efficiency and technology to reduce impact of climate change, water efficiency (with the aim of being water neutral in areas of serious water stress), and sustainable waste / recycling management facilities.  
• Undertake embedded carbon assessments and apply circular economy principles, supported by defined life-cycle carbon reduction targets.

4. Heritage and Amenity

• Preserve and enhance the setting of nearby heritage assets.
• Incorporate noise attenuation, air quality mitigation, and lighting control measures to protect residential amenity.

5. Highways and Junction Modification

• Any changes to the already approved junction needed to achieve suitable access and capacity for the additional business park development must be funded entirely by the developer, secured through appropriate legal agreements (such as Section 106) or other agreed mechanisms.
• The developer must fund and deliver all necessary modifications to the junction and approaches to accommodate active and sustainable travel measures

If Collierswood Farm is delivered ahead of the Tendring Colchester Borders Garden Community (TCBGC), it must fund and deliver Phase 2 junction and approaches as currently designed, plus any changes required to provide safe access for all modes, including connection to Phase 1 at Allen’s Farm Roundabout.

• Walking, cycling, and public transport links and services to the Garden Community must be funded and delivered by the developer.

Contributions will be secured towards mitigation measures in accordance with the Essex Coast Recreational disturbance Avoidance and Mitigation Strategy.

Policy Compliance and Monitoring

• A monitoring framework must track delivery of infrastructure, biodiversity net gain, carbon reduction, and sustainable transport measures.

Collierswood Farm represents a prime strategic employment location, capable of delivering a high-quality, sustainable business park of sub-regional significance. Its success will depend on infrastructure delivery and adherence to best practice design principles, ensuring the creation of an attractive, connected, and environmentally responsible employment hub.