Draft Local Plan - Regulation 18
1. Introduction
1.1. Foreword
1.1.1. It is important that the Council produces a Local Plan. It protects the District from uncontrolled development and guides development to the most sustainable places, safeguarding what is most important to all of us: the uniqueness and quality of Rochford District.
1.1.2. The government requires Rochford District Council, like most other authorities in the country, to significantly increase the amount of new homes that we need to build over the next 15 years. We need to make sure that these new homes are put in the right places, accompanied by the right infrastructure, and are the right type of homes for our residents’ needs. We also need to make sure we enable enough employment, retail and services to serve an increased population.
1.1.3. Much of our district has been protected as Green Belt for many years and development on that land has been prevented except in very special circumstances. Recently, the concept of ‘grey belt’ has been introduced by the Government, who are seeking to significantly increase the number of new homes built across the country. Some of our greenbelt may therefore now be considered grey belt, but an independent study is being commissioned to make that assessment. Building new homes on land allocated grey belt is easier, but additional rules must be met, such as on levels of affordable housing.
1.1.4. We carried out consultation on the Plan a few years ago, and we are grateful for all the comments you submitted at the time. They have been reviewed as we have prepared this draft Plan. However, with big changes in national policy, including the introduction of ‘grey belt’ in 2024, we have had to significantly change the Local Plan we were proposing and are therefore carrying out another consultation.
1.1.5. We know that there are difficult decisions to be made in the preparation of any Local Plan, and we are committed to making the best choices for our district and its residents. Before we make any decisions on what sites to allocate for development, we want to make sure we hear from you, our residents and businesses, about how we can make sure the Plan delivers for you, within the parameters that we have been given by the Government.
1.1.6. The Government has given local authorities a deadline of December 2026 to submit Local Plans before the system changes again. Once we have your comments, we will produce an updated version. You will be consulted on this before we submit it to the independent planning inspector, who will make a final decision on our Plan. A further consultation will follow in 2027 if the Inspector requires any changes.
1.1.7. We look forward to hearing from you.
1.2. Introduction
1.2.1. The Council has prepared this Draft Local Plan to set out a strategy, vision, and planning framework for the future development of Rochford District. This draft (regulation 18) does not allocate sites but instead identifies the principles on which future development will be based, as the evidence base continues to evolve. The Plan is asking for your views on these principles, including how they are reflected in the Vision, Key Objectives and draft policies. Once adopted, these will be used in the determination of all planning applications in the district, from the very smallest to the largest strategic sites.
1.2.2. The Draft Local Plan also takes account of the Council’s other plans and strategies to ensure they can be supported by the planning framework. It is important, for example, that economic growth is not constrained through the planning system, and that there is a choice of land available to meet the district’s needs and aspirations for economic growth whilst protecting the intrinsic beauty of Rochford’s rural areas, market towns and villages.
1.2.3. The Rochford Local Plan, once complete, aims to establish requirements for growth and development in the district for the period April 2023 to March 2042. The Government requires that Local Plans should have a 15-year timeframe. The period covered by this Plan allows time for the document to be in place for 15 years after it has been through an independent examination and has been adopted by the Council. It also means that the district has a long-term plan as it enters an uncertain time due to Local Government Reorganisation in Essex.
The Adopted Local Plan
1.2.4. The current Local Plan comprises:
- Rochford Core Strategy 2011;
- Development Management Plan 2014;
- Allocations Plan 2014;
- Four Area Action Plans 2014 and 2015 respectively
1.2.5. This Local Plan, once adopted, will replace all the above policies.
1.2.6. The Essex Minerals Plan and Essex Waste Plan are also applicable to Rochford District.
Neighbourhood Planning
1.2.7. Town and Parish Councils are an integral part of maintaining vibrant and successful communities. The Localism Act 2011 created a power of general competence for Parish and Town Councils and introduced the concept of neighbourhood planning, along with rights for communities to bid to take on responsibility for assets and services.
1.2.8. Town and Parish Councils are statutory consultees within the planning process and can respond to planning matters. This is done by providing local knowledge, raising areas of priority, informing, and adding value to the process.
1.2.9. In addition, under the provisions of the Localism Act 2011, local communities can prepare their own Neighbourhood Plans. Neighbourhood Plans enable communities to play a stronger role in shaping their areas and in supporting new development proposals. A Neighbourhood Plan forms part of the development plan and would sit alongside this Local Plan. Decisions on planning applications will be made using both the Local Plan and the Neighbourhood Plan, plus any other material considerations. Plans can also be supported by powers for communities to grant planning permission for new development directly through Neighbourhood Development Orders and by Community Right to Build Orders.
1.2.10. In Rochford, there are not currently any Neighbourhood Plans, but we know that some Parishes are considering them. Once approved by the Council, each Neighbourhood Plan will form part of the Development Plan. As the new Local Plan progresses and gains weight, any Neighbourhood Plans being prepared should ensure they remain consistent with the most recent national and local planning policies.
1.2.11. It is important to note that Neighbourhood Plans cannot propose less development than that set out in an up-to-date Local Plan. Neighbourhood Plans are required to meet the basic conditions as set out in legislation. One element of this is that a Neighbourhood Plan must be in general conformity with the strategic policies contained within the Local Plan. This means that they should not conflict with the agreed spatial planning objectives for Rochford District as set out in this Plan.
1.3. Policies in this Plan
1.3.1. There are two types of policies in this Plan: strategic and non-strategic. Whilst both are used in the determination of planning applications, there are differences.
1.3.2. Paragraph 20 of the NPPF states that strategic policies are those that set out an overall strategy for the pattern, scale and design quality of places and make sufficient provision for:
1.3.3. a) Homes (including affordable housing), employment, retail, leisure and other commercial development.
1.3.4. b) Infrastructure for transport, telecommunications, security, waste management, water supply, wastewater, flood risk and coastal change management and the provision of minerals and energy (including heat).
1.3.5. c) Community facilities (such as health, education and cultural infrastructure).
1.3.6. d) Conservation and enhancement of the natural, built and historic environment, including landscapes and green infrastructure, and planning measures to address climate change mitigation and adaptation.
1.3.7. Neighbourhood Plans must be in conformity with these strategic policies.
1.4. How to Get Involved
1.4.1. The Draft Local Plan and its evidence base, including the Integrated Impact Assessment (IIA) and Habitats Regulations Assessment (HRA), are out for public consultation for a period of six weeks. The consultation runs from 9 February to 24 March 2026. For more information, please visit: www.rochford.gov.uk/new-local-plan. Comment
1.4.2. You can read the document online or see a copy in person at the libraries in the District during their normal opening hours.
1.4.3. We strongly encourage all residents that are able to, to respond using our online consultation portal at https://rochford.oc2.uk/
1.4.4. There are instructions on how to do this on the website.
1.4.5. Alternatively, there is a response form which can be found on our website and filled in and return electronically to Planning.Policy2@rochford.gov.uk
1.4.6. Hard copies of the response form can also be found in libraries. They can also be returned to Rochford library.
1.4.7. You are not required to respond to every question and may wish to focus on those which are of greatest interest to you.
1.4.8. Please note, we are unable to accept anonymous comments. You must ensure you include your name and contact details alongside your comments. Your comments will be published online alongside your name; however, no other details will be published. We also reserve the right to reject abusive, discriminatory, or late comments.
1.5. Next Steps
1.5.1. Once the consultation has closed, we will consider all comments received and confirm those that are duly made. We will publish a Feedback Report as soon as possible after the end of the consultation, summarising the comments received and providing an initial response to any issues raised. To stay up to date, you are strongly encouraged to sign up to the planning mailing list at www.rochford.gov.uk/tellmemore
2. Profile of Rochford
2.1. About Rochford District: Spatial Portrait
2.1.1. Rochford District is a largely rural district in the southeast of Essex, situated on a peninsula between the North Sea and the Rivers Thames and Crouch, covering around 170sq km. The majority of the population live on the mainland, however Rochford is home to a number of estuarine islands, including Wallasea Island, an RSPB reserve, and Foulness Island, an active Ministry of Defence site.
2.1.2. Rochford has around 12,000 hectares of inland and marine habitats of international importance, mostly along the coast and eastern estuaries, with over 15% of our landmass covered by one or more biodiversity designations. In addition, Rochford contains thirty-nine sites of local wildlife importance, four local nature reserves, and a large network of public open spaces scattered throughout the district. 76% of the land is designated as metropolitan greenbelt.
2.1.3. As a coastal area, with two main rivers running through it, Rochford is an area that faces threats from flooding from a variety of sources, including tidal (sea) and fluvial (rivers). Over 40% of Rochford’s land area is at a greater than 1 in 1000 probability of flood risk in any given year, whilst the sea level rises that climate change is predicted to cause threaten our coastline.
2.1.4. The 2021 census put the district population at 85,600, which was a 2.8% increase in 10 years. In 2024 it was estimated that 89,815 lived in the district, suggesting that the population is growing at a faster rate than previously. However, the district is less densely populated than the English average.
2.1.5. Rochford has a number of settlements that date back hundreds of years, including our two largest: Rayleigh, which was recorded in the Domesday book, and Rochford, a historic market town with buildings dating back to the medieval era. Other important settlements include key centres of population in Hockley, Hawkwell and Ashingdon, the large villages of Great Wakering and Hullbridge, and smaller villages and hamlets of Canewdon, Paglesham, Rawreth and Great Stambridge.
2.1.6. Rochford has a rich and diverse built heritage with over 300 listed buildings, including the Dutch Cottage, an octagonal thatched cottage; the Old House, a medieval house dating back to the 13th century; and Rayleigh Windmill, a one-of-a-kind windmill.
2.1.7. There are also ten conservation areas protected for their architectural and historic importance and a number of important archaeological sites including Mud Berth, Paglesham – the final resting place of the HMS Beagle, upon which Charles Darwin undertook his famous round-the-world voyage.
2.1.8. The 2021 census showed the median population age was 46, higher than the English average of 40, and it continues to age. There is a projected 46% increase in the number of residents over 70 by 2040.
2.1.9. Rochford is one of the least deprived districts in Essex, performing much better than regional and English averages. There remain, however, small pockets of deprivation where income, education and healthcare outcomes are notably worse than the rest of the district, including small areas within and to the east of Rochford town.
2.1.10. The district also has one of the highest proportions of owner-occupied households in England and Wales at 80.6%, whilst private renting is 10.7%
2.1.11. Our general standards of health are one of the district’s strengths and life expectancy is better than both local and national averages, whilst rates of excess winter deaths, cardiovascular disease deaths and cancer deaths are all lower than national averages .
2.1.12. Overall, Rochford has a strong economy, with good levels of employment and lower unemployment rates compared to local and national averages. However, due to the older population, there is a high proportion of economically inactive, retired residents.
2.1.13. The business community in the District is made up primarily of microfirms (those with 0-9 employees), and fewer than average larger firms. Key sectors include construction, professional, administration and retail. Many residents commute out of the district to work, with excellent links to Southend on Sea and London via road and rail.
2.1.14. The district is well-connected by road and rail. The major A127 and A13 roads run through the region, though they experience congestion at peak times. Two main rail lines provide commuter services to London Liverpool Street, with stations at Rochford, Rayleigh, and Hockley, offering frequent services to London and Southend Victoria. London Southend Airport also straddles the district's border, serving as a key local economic driver.
2.1.15. High-speed broadband coverage is extensive. As of late 2024, approximately 99.5% of premises had access to superfast broadband (30 Mbps or faster), and around 83.9% had access to full-fibre (gigabit-capable) broadband.
3. Vision and Strategic Objectives Comment
3.1 Vision
3.1.1. National guidance promotes a Local Plan which reflects a collective vision of its residents, businesses and stakeholders. At the heart of this draft Local Plan, therefore, is the Vision and Key Strategic Objectives for how the District will look in 2043. These golden threads run throughout this Local Plan and, we hope, influence the time beyond which will be planned by a new local authority following local government reorganisation.
Our Draft Vision for Rochford in 2043
3.1.2. Rochford District is uniquely situated; a ribbon of nature-rich landscape between more populated areas, it balances economic potential with green space. Our aim is to allow that potential to breathe, while meeting housing need and retaining the landscape and rurality that makes the district what it is. This Local Plan will unlock economic potential and provide high-quality homes and facilities in healthy, sustainable communities. It will facilitate accessible, responsive services and better transport infrastructure, improving quality of life for all residents. At the same time, it seeks to protect the Green Belt as far as possible within national planning contexts, respecting the unique character of our district.
Our Economy and Infrastructure
3.1.3. Rochford District will be known as a place where new and growing businesses locate because of our welcoming approach to entrepreneurship and innovation. We will make the most of our good access to London and other commercial hubs and our international connectivity via London Southend Airport.
3.1.4. Our vibrant and distinctive town and village centres will continue to meet the shopping, service and leisure needs of our residents, whilst our rural economy will continue to diversify into sustainable new businesses, including tourism.
3.1.5. Our transport network will be fit for purpose, providing safe and healthy walking, cycling and public transport links throughout the district, which will be the number one choice for local journeys wherever possible. Improvements to our road network will have been made by reducing congestion pinch points and providing new road infrastructure as needed, which will have a consequential impact in improving air quality.
3.1.6. Water, wastewater, energy, broadband and mobile networks will be fit for purpose and deliver for resident and business needs.
Our Community
3.1.7. We have extensive social, health and green infrastructure networks across our district, which have been enhanced to support our changing population, delivering health, wellbeing and quality of life benefits for our residents. We have made efficient and effective use of suitable and available land to deliver new homes and jobs, focusing on delivering previously developed land first as a priority, providing a wide range of size and tenure of new homes which meet the needs of all our residents.
Our Environment
3.1.8. We continue to be recognised as a largely rural area, with many accessible and high-quality open spaces and significant stretches of coastline providing attractive and accessible leisure opportunities throughout our district along the rivers Crouch and Roach for our residents and visitors to enjoy. The Essex wide Local Nature Recovery Strategy has allowed landowners, developers and stakeholders to enhance habitats and biodiversity across the district. We have protected and, where possible, enhanced our built, historic and natural environment, providing a network of locally, nationally and internationally important assets that are valued by all.
3.1.9. We have ensured that new homes and commercial premises respect local character and distinctiveness, are built to net carbon zero and high-quality design standards and incorporate measures to adapt to the impacts of climate change.
3.2. Strategic Objectives
SO1 Housing to meet local needs
3.2.1. The Local Plan will facilitate a range of sizes, styles, and tenures of new homes. This will include affordable housing and housing for our aging population, which will be well-designed, sustainably located and net-zero carbon.
SO2 Employment and commercial space to help our businesses grow
3.2.2. Allocate and protect a range of employment land in the right locations, to support the continued growth of our key sectors. Sites will be a range of sizes to accommodate start up, small and growing businesses, plus supporting employment growth around London Southend Airport.
SO3 Supporting Rural Diversification
3.2.3. Support rural businesses to grow, develop and diversify in a way which is sustainable and respectful of the natural environment, but that provides rural jobs and enhances our cultural, tourism and visitor economy.
SO4 Enabling thriving town centres
3.2.4. To support the vibrancy, vitality and distinctiveness of our local town centres through planning to meet local shopping, leisure and community needs in Rayleigh, Hockley and Rochford town centres.
SO5 Delivery of Infrastructure
3.2.5. To ensure that homes, commercial and retail growth are accompanied by the right level of infrastructure to meet the needs of the district, at the right time. These will be secured through S106, CIL and delivery of new facilities on sites.
SO6 Sustainable Transport Provision
3.2.6. Support the identification, delivery and protection of sustainable transport corridors, facilities and funding which will enable district residents to undertake most local journeys by walking, cycling or public transport.
SO7 Road Infrastructure
3.2.7. To work with other authorities to deliver meaningful improvements to both our strategic and local road networks, reducing congestion hotspots and ensuring new developments provide suitable and safe new road infrastructure.
SO8 Responding to Climate Change
3.2.8. The development and use of land contributes to both the mitigation of, and adaptation to, climate change. This includes delivering new homes and buildings which are healthy, affordable to run, climate-resilient and energy-efficient, making best use of energy and natural resources to facilitate an increase in the use of renewable and low carbon energy.
SO9 Community Facilities
3.2.9. To support strong, vibrant, and healthy communities by ensuring the provision, retention, and enhancement of a range of accessible, high-quality facilities to meet the needs of all residents, including those related to health, community, education, retail and leisure.
SO10 Protecting and Enhancing the Historic Environment
3.2.10. To conserve and enhance designated and non-designated heritage assets, including our listed buildings, conservation areas, historic landscapes, and archaeological sites. Promoting the sensitive retrofitting and adaptation of historic buildings where this does not harm their historic significance.
SO11 Protecting and Enhancing our Natural Environment
3.2.11. To protect, conserve and enhance the area’s natural capital and biodiversity, including our important coastal habitats, rural areas and ecological networks. Achieving biodiversity net gain from all developments and supporting the objectives of the Local Nature Recovery Strategy.
SO12 Sustainable patterns of growth
3.2.12. Prioritising the use of previously developed land and land which is adjacent to or within walking distances to existing communities, infrastructure and facilities. Protecting rural areas for their intrinsic beauty whilst accommodating small scale growth to meet local housing needs and provide economic growth.
SO13 Ensuring High-Quality Design
3.2.13. To ensure that all development is well-designed and functions well, adding to the overall quality of the area and contributing to a strong sense of place, not just for the short term but over the lifetime of the development.
SO14 Managing Water
3.2.14. To plan for effective flood risk and coastal change management across the district and working with Essex County Council (as the Lead Local Flood Authority), Anglian Water, and the Environment Agency in the delivery of improved drainage infrastructure and sustainable drainage solutions, including effective use of Sustainable Drainage Systems (SuDS).
