1.1. On behalf of our client Pigeon Investment Management Ltd, Savills (UK) Ltd has been instructed to prepare a response to the Rochford New Local Plan: Spatial Options Consultation Paper (July 2021).
1.2. Pigeon Investment Management Ltd are promoting Land north of Greensward Lane (also known as ‘Woodside Park’), Hockley, on behalf Pigeon (Hockley) Ltd; Graham Pattrick, Jill Newman and Jacqueline Strong; Ann Harris; and Chris Short (the ‘landowners’ of Woodside Park). The site is located to the north west of Hockley, and is bound by built development to the south, east and west and Beckney Wood to the north. Whilst the site is currently located in the Green Belt, it is well contained by its existing environment and it is considered its allocation will play an important role in meeting the District’s housing needs and importantly the affordability issues identified in Hockley.
1.3. The concept for Woodside Park is for a high-quality landscape-led sustainable scheme of approximately 100 new homes of a variety of different sizes, types and tenures, together with associated supporting infrastructure, amenity greenspace, and landscaping. The site is located within a highly sustainable location with access to key services and facilities including primary and secondary schools, a doctors surgery and the train station within walking distance of the site.
1.4. There are no significant landscape, ecological, heritage, utilities or drainage constraints that would prevent the scheme being delivered. The site would make a valuable, and sustainable, contribution to meeting housing needs, and could do so in the short-term.
1.5. The site, as shown on the submitted Location Plan, is formed of a number of sites submitted to the HELAA as follows:

• CFS023 (Land north and east of Malvern Road, Hockley)
• CFS197 (Land r/o 185 Greensward Lane, Hockley)
• CFS199 (Land r/o 155 Greensward Lane, Hockley)
• CFS201 (Land adjacent 41-45 Crouch View Crescent, Hockley)
• CFS204 (Greensward Lane, Hockley)
1.6. In addition to these, a parcel of land to the east of CFS023 is also included within the Woodside Park site, which has not previously been submitted to the HELAA Call for Sites.
1.7. We have responded to the following questions in the consultation, in the order that they are asked (we have sought to not be repetitive and thus cross-refer when a matter relates to more than one Question):
• Question 1: Are there any other technical evidence studies that you feel the Council needs to prepare to inform its new Local Plan, other than those listed in this section?
• Question 4: Do you agree with the strategic priorities and objectives we have identified? Is there anything missing from the strategic priorities or objectives that you feel needs to be included?
• Question 5: Do you agree with the settlement hierarchy presented?
• Question 6: Which of the identified strategy options do you consider should be taken forward in the Plan?
• Question 7: Are there any reasonable alternatives to these options that should be considered instead?
• Question 8 Are there any key spatial themes that you feel we have missed or that require greater emphasis?
• Question 14: Do you consider that the plan should include a place-making charter that informs relevant policies? Should the same principles apply everywhere in the District, or should different principles apply to different areas?
• Question 17: With reference to the options listed above, or your own options, how do you feel we can best plan to meet our need for different types, sizes and tenures of housing
• Question 18: With reference to your preferred Strategy Option, are there areas or sites in Rochford that you feel require a specific approach to housing types, size and tenure? What is required to meet housing needs in these areas?
• Question 58a: Do you agree with our vision for Hockley and Hawkwell?
• Question 58b: With reference to Figure 46 and your preferred Strategy Option, do you think any of the land edged blue should be made available for any of the following uses?
• Question 58c: Are there areas in Hockley and Hawkwell that development should generally be presumed appropriate?
1.8. In support of this submission, the following documents are enclosed:
• Site Location Plan

• Woodside Park Delivery Statement
This sets out our vision for the site including deliverability objectives, key constraints and opportunities and design objectives for the site.
Q1. Are there any other technical evidence studies that you feel the Council needs to prepare to inform its new Local Plan, other than those listed in this section?

1.9. Yes. As discussed in our response to other Questions, we consider that further work is required in relation to the following:
1. The housing requirement, including to: i) understand the implications of the proposals contained within the emerging Southend-on-Sea Local Plan; ii) a suitable deliverability buffer; and iii) establish a housing requirement (see our response to Question 6).
2. An update to the Strategic Housing Market Assessment (SHMA). The South Essex SHMA was prepared in 2016 and updated in 2017. The SHMA is thus out of date with national policy, and does not factor in the impact of either Brexit, or the Covid-19 pandemic, and unless updated will become increasingly out-of-date as the preparation of the new Local Plan progresses.
Green Belt Study

1.10. The Green Belt Study Part 1 (2020) should be further updated to include a finer grained approach to key settlement edges. Some parcels (i.e. P19) are so large in scale it is not considered balanced and accurate conclusions can be drawn with the regards to the contribution the land makes to the Green Belt.
1.11. P19 extends to over 1,000 hectares from the north eastern edge of Hockley to the south western corner of Rayleigh (see Figure 1 below). It is difficult to comprehend how the Green Belt on the edge of Hockley can play the same role as land west of Rayleigh or south of the village of Hullbridge.
1.12. Figure 1: Extent of P19

1.13. Rayleigh and Hockley are identified as Tier 1 and 2 settlements in the settlement hierarchy respectively, and it is assumed both settlements could accommodate a significant proportion of required growth over the emerging plan period. Both settlements are tightly constrained by the Green Belt and thus it is considered inevitable that land will need to be released from the Green Belt adjacent to both settlements to help meet the District’s housing needs.
1.14. Whilst Stage 2 of the Assessment looks at specific areas on the edge of settlements in more detail, this simply draws on the conclusions of Phase 1 and if the contribution was high, then the harm was also considered high. These smaller edge of settlement areas (i.e. those that fall within parcel P.19) have not been appropriately assessed against the purposes of the Green Belt as advised by numerous planning inspectors as advised by Planning Inspectors (i.e. Welwyn and Hatfield, Cambridge and South Cambridgeshire).
1.15. Turning to the assessment of the area of land to the north east of Hockley (i.e. land north of Greensward Road), Stage 2 of the Green Belt Assessment concludes:
"The majority of the assessment area makes a strong High contribution to preventing encroachment into the countryside and a moderate contribution to checking sprawl from the large urban area and preventing the merging of towns. The north western corner of the assessment area which is more contained by the urban edge of Hockley and the woodland block makes a moderate contribution to all of the aforementioned purposes. Apart from a couple of isolated, detached dwellings which are not urbanising, the assessment area is open and undeveloped. With the exception of the north western corner the wooded Harrogate Drive along the south western edge of the area maintains distinction from the inset urban area, although its relationship with the wider countryside to the north is restricted by woodland. Release of the assessment area would impact adjacent Green Belt to the east due to the weaker boundary features at the edge of the assessment area and it would reduce the justification for retaining the existing washed over development in the Green Belt"

1.16. The assessment states that the area is open and undeveloped. The dwellings which front Greensward Road are within the parcel and given their number, it is incorrect to refer to them as being ‘isolated’.
1.17. Furthermore, the relationship with woodland to the north is the same for all these ‘high harm’ parcels as it is for P46 which was identified as having moderate harm. The woodland to the north and road to the south are narrowing on plan, providing more containment, and the boundary to the west edge of P198 is strong, defensible and permanent by virtue of the existing strong wooded vegetation. As a result the degree of containment becomes greater.
1.18. In conclusion, whilst it is appreciated that it is not the purpose of the Green Belt assessment to assess every site submitted for inclusion in the Local Plan, it is not considered that the conclusions drawn for the land within P19 can be used to determine which sites should be released from the Green Belt. Please see our response to Question 58b for an assessment of Woodside Park against the purposes of the Green Belt.

Do you agree with the strategic priorities and objectives we have identified? Is there anything missing from the strategic priorities or objectives that you feel needs to be included?

1.19. Yes. See also our response to Question 6.

Q5. Do you agree with the settlement hierarchy presented?

1.20. Yes. We fully support the proposed settlement hierarchy. In particular, we support the identification of Hockley as a Tier 2 settlement.
1.21. Hockley is a wholly sustainable settlement with key services which include a train station, a secondary school, three primary schools, numerous employment sites and a town centre.
1.22. Its identification as a Tier 2 settlement reflects the important role it currently plays in servicing existing communities, including those in neighbouring villages, and the role it can play in supporting new growth. The distribution of a significant proportion of the proposed growth to Hockley will be essential to ensure the identified affordability issues can be addressed through the provision of new market and affordable homes. We discuss this matter and the quantum of housing in our response to Question 6.

Q6. Which of the identified strategy options do you consider should be taken forward in the Plan?

1.23. Prior to discussing the four strategy options set out in the consultation, we have discussed the following matters, which provide important context to the options proposed:
• The Implications of the Emerging Southend-on-Sea Local Plan Consultation;
• Local Housing Need and the Housing Requirement;
• Housing Provision and the Spatial Distribution of Housing, and in relation to this:
• Implications of the Proposed Distribution of Growth for Hockley
The Implications of the Emerging Southend-on-Sea Local Plan Consultation
1.24. This representation is to the consultation on the emerging Rochford Local Plan only, and not to the Regulation 18 ‘Refining the Plan Options’ consultation on the emerging Southend-on-Sea Local Plan. However, given the content of the Southend-on-Sean consultation documentation, that consultation is very pertinent to the consultation on the Rochford Local Plan. In short, the Southend-on-Sea consultation concludes (Table 12) that, of the four strategy options considered, the only way that Southend-on-Sea can meet its identified housing needs is via the provision of 4,900 new homes to the north of the Borough, within Rochford.
1.25. The ‘proposed’ location of these 4,900 new homes (as an extension of the 7,200-home new neighbourhood within Southend-on-Sea), extending eastward from the immediate environs of the airport and southern point of Rochford town-centre has direct implications on what will be an appropriate and sustainable approach to the distribution of growth within Rochford itself.
1.26. Strategy Option 3 is stated as being:
“… to concentrate growth in one or more locations of 1,500+ dwellings. Option 3 has three sub-options based on locations where there is likely to be sufficient land being promoted to deliver this scale of growth in a co-ordinated way:
• Option 3a: Concentrated growth west of Rayleigh
• Option 3b: Concentrated growth north of Southend
• Option 3c: Concentrated growth east of Rochford”
1.27. Option 3b is essentially what is proposed within the current Southend-on-Sea Local Plan consultation, albeit that proposes a much higher level of growth in that location. With this location being proposed to accommodate growth from within Southend-on-Sea, it cannot also accommodate growth from within Rochford. Whilst the quantum of new homes within this area could be increased further to accommodate growth from within Rochford, with the Southend-on-Sea consultation already proposing 12,100 new homes in the area, it is considered that further increasing this number would be neither sustainable nor deliverable within the plan period. Option 3b is thus essentially negated as a viable option by the Southend-on-Sea proposals.
 
1.28. In this context, Option 3c would constitute further strategic development within just a few km of the Southend-on-Sea proposals. As above, it is considered that further increasing this number would be neither sustainable nor deliverable within the plan period. It would result in a more than significant impact on that part of the District and whilst larger-scale development does offer the ability to deliver more major infrastructure, it is considered that the social, economic and environmental impact of over 13,600 new homes, on that part of the District would be dramatic.
1.29. In addition, both Rochford and Southend-on-Sea fall within the same Housing Market Area (HMA). If the Rochford Local Plan were to focus the delivery of a major proportion of its housing needs within the same geographic area as the Southend-on-Sea Local Plan, this would undoubtedly result in a local imbalance between housing need and supply (noting the need for different sizes, types and tenures), and increase the risk of under-delivery resulting from the saturation of the local housing market. The emerging Rochford Local Plan notes at various points within the consideration of the Strategy Options that the risks of under-delivery can be mitigated by “… having a more diverse mix of sites and locations …”.
1.30. In summary, given the conclusions in the current Southend-on-Sea consultation, of the three sub-options to Strategy Option 3, only one – concentrated growth west of Rayleigh is thus considered to remain a viable, sustainable and deliverable possibility.
1.31. This not only has implications for Strategy Option 3, but also for Strategy Option 4, which is proposed as a ‘balanced combination’ “… making best use of urban capacity (Option 1), building one or two large growth areas (Option 3) and a number of smaller urban extensions (Option 2)”.
Local Housing Need and the Housing Requirement
1.32. The Spatial Options consultation explains (p. 12):
“Rochford is a district that is home to around 87,000 people across a mix of urban and rural settlements. Our population has grown around 4% over the last 10 years and is projected to grow by a further 12% over the next 20 years. This would make our population around 98,000 people by 2040.”
1.33. It proposes five ‘strategic priorities’, the first of which is (p. 21):
“Strategic Priority 1: Meeting the need for homes and jobs in the area”
under which it proposes six ‘strategic objectives’, the first two of which are:
“Strategic Objective 1: To facilitate the delivery of sufficient, high quality and sustainable homes to meet local community needs, through working with our neighbours in South Essex and prioritising the use of previously developed land first.
Strategic Objective 2: To plan for the mix of homes needed to support our current and future residents, in particular viably addressing affordability issues and supporting our ageing population, including the provision of private and social care schemes.”

1.34. The first of these objectives thus relates to the number of new homes to be provided, whilst the second relates to the mix (i.e. size, type and tenure) of homes.
1.35. The NPPF requires (para. 61) (our emphasis):
“To determine the minimum number of homes needed, strategic policies should be informed by a local housing need assessment, conducted using the standard method in national planning guidance – unless exceptional circumstances justify an alternative approach … . In addition to the local housing need figure, any needs that cannot be met within neighbouring areas should also be taken into account in establishing the amount of housing to be planned for.
1.36. The PPG expands on this, explaining (ID: 2a-002-20190220) (our emphasis):
“What is the standard method for assessing local housing need?
... The standard method … identifies a minimum annual housing need figure. It does not produce a housing requirement figure.”
and (ID: 2a-010-20201216) (our emphasis):
“When might it be appropriate to plan for a higher housing need figure than the standard method indicates?
The government is committed to ensuring that more homes are built and supports ambitious authorities who want to plan for growth. The standard method for assessing local housing need provides a minimum starting point in determining the number of homes needed in an area. It does not attempt to predict the impact that future government policies, changing economic circumstances or other factors might have on demographic behaviour. Therefore, there will be circumstances where it is appropriate to consider whether actual housing need is higher than the standard method indicates.
This will need to be assessed prior to, and separate from, considering how much of the overall need can be accommodated (and then translated into a housing requirement figure for the strategic policies in the plan). Circumstances where this may be appropriate include, but are not limited to situations where increases in housing need are likely to exceed past trends because of:
• growth strategies for the area that are likely to be deliverable, for example where funding is in place to promote and facilitate additional growth (e.g. Housing Deals);
• strategic infrastructure improvements that are likely to drive an increase in the homes needed locally; or
• an authority agreeing to take on unmet need from neighbouring authorities, as set out in a statement of common ground; …”
1.37. The consultation reflects this guidance, stating (p. 24):
“National policy … requires Local Plans to provide strategies that accommodate unmet need from neighbouring areas where it is practical to do so and is consistent with achieving sustainable development. Whilst the scale of unmet housing need from others’ plans, including those from elsewhere in South Essex and London, is not fully known, it is possible that building more than 360 homes per year, if sustainable to do so, could help to accommodate some of this need.”
1.38. In this context, the consultation discusses a range of growth scenarios, which are summarised in Figure 15 as:
1. Current Trajectory
“Approximately 4,500 new homes by 2040 can be delivered by maximising urban and brownfield capacity and windfalls. …”
2. Standard Methodology
“7,200 new homes by 2040 would meet the Council’s housing needs based on the current standard method …”
3. Standard Methodology + 50% Buffer
“10,800 new homes by 2040 would meet the Council’s housing needs based on the current standard method, with an additional 50% buffer which could help to drive local economic growth or address unmet need from elsewhere”
1.39. It should be noted that whilst the Standard Method Local Housing Need is approximately 360 homes per year (362.6 dpa based on the latest available figures), this is ‘capped’ – the cap being applied at a level of 40% above the projected increase in households. The uncapped housing need figure would be approximately 380 homes per year, which over the 20-year plan period would equate to a need for 7,600 new homes.
1.40. In addition, as we discuss later in this representation, it is evident that Southend-on-Sea cannot meet all of its housing need within its own boundary and is now proposing that the only way it can meet its need is to accommodate approximately 3,950 new homes within Rochford (over the period 2020 to 2040). Adding this to the (capped) minimum housing need for Rochford results in the need for the emerging Local Plan to provide for at least 11,150 new homes.
1.41. As such, we do not support the ‘Current Trajectory’ growth scenario, nor do we support the ‘standard methodology’ growth scenario unless Southend-on-Sea are able to demonstrate an alternative means of accommodating their need. We do support the ‘Standard Methodology + 50% Buffer’ growth scenario, albeit we consider that this should provide for at least 11,150 new homes, not 10,800. We also consider that the reference to a ‘buffer’ should be deleted as this is misleading given that the scenario would only meet Rochford’s own needs plus unmet needs from Southend-on-Sea; it would not meet any other unmet needs from elsewhere in South Essex or London (as the consultation moots), nor would it include any more housing than the minimum to ‘help drive local economic growth’.
1.42. In order that sufficient sites are identified to ensure that the minimum housing need is delivered, it is good practice to add a ‘buffer’ of 5 or 10% when establishing the amount of housing to be provided for in a Local Plan. Adding such a buffer to the minimum need identified above would result in the Rochford Local Plan having to identify sufficient sites for between 11,700 and 12,300 new homes (including that to be provided as part of the unmet need from Southend-on-Sea), or between 11,500 and 11,900 if the 5 to 10% deliverability buffer is only added to Rochford’s own minimum need.
1.43. Overall, we consider growth of between 7,500 and 7,950 new homes over the plan period would, assuming an average occupancy of 2.4 people, equate to an increase in the population of the District of between 18,000 and 19,000 people – approximately a 20% increase on the existing population of 87,000.
Housing Provision and the Spatial Distribution of Housing
1.44. The consultation explains (p. 24):
“Our Housing and Economic Land Availability Assessment (HELAA) 2020 identifies a supply of over 4,300 homes that are already planned for. This includes existing allocations, sites with planning permission and an allowance for windfall development of around 45 homes a year.”
1.45. The June 2020 HELAA is now over a year old but provides a helpful breakdown of the 4,300 figure, as it applies to the 20-year period 2019/20 to 2038/39 as follows:
1. Extant permissions: 2,397
2. HELAA sites (deliverable in accordance with existing policy): 239
3. Unimplemented allocations and other: 1,019
4. Windfall allowance: 765
Total: 4,320
1.46. The HELAA identifies that 285 homes were expected to be delivered during 2019/20. Whilst these homes should now be removed from the projected supply for the plan period (which commences with the year 2020/21), it is considered likely that a similar number of homes will have been permitted, meaning that the existing projected supply over the plan period probably remains at approximately 4,300 homes.
1.47. With reference to the ‘Current Trajectory’ growth scenario, the consultation notes (p. 25):
“Approximately 4,500 new homes by 2040 can be delivered by maximising urban and brownfield capacity and windfalls. …”
1.48. This would suggest that, in addition to the sites identified in the HELAA (including windfalls), there is the scope to accommodate just 200 additional dwellings through the maximisation of urban and brownfield capacity. However the HELAA identifies no supply in terms of additional ‘urban capacity’ thus it is assumed that the 4,500 figure referenced is either a rounding up of the 4,320 figure in the HELAA, and/or a rolling forward of this to account for more recent permissions. In either case it is considered reasonable to assume that the available, suitable and deliverable supply in Rochford at the time of writing is approximately 4,300 to 4,500 homes.
1.49. Given this, the ‘Standard Methodology’ and ‘Standard Methodology + 50% Buffer’ growth scenarios would require the identification of new sites sufficient to provide for between 2,700 and 6,300 new homes. However, as we have discussed above, a deliverability buffer should also be included such that new sites sufficient for between 3,000 and 3,450 new homes should be identified, plus the 3,950 proposed in the Southend-on-Sea Local Plan.
1.50. As we discuss above, we consider that Strategy Option 1 ‘Urban Intensification’, is unsound as it will not deliver the required quantum of housing. We also conclude that the proposals contained within the Southend-on-Sea consultation mean that only one of the potential locations identified in Strategy Option 3 ‘Concentrated Growth’, and thus also Strategy Option 4 ‘Balanced Combination’ (of Options 1, 2 and 3) – i.e. land west of Rayleigh, is considered to remain a viable, sustainable and deliverable possibility. Overall, it thus seems apparent that the only sound approach to accommodating Rochford’s housing need is to make best use of existing commitments and urban intensification to deliver approximately 4,500 new homes, and to identify additional small and medium sized sites across the District, with reference to the settlement hierarchy, potentially including the land west of Rayleigh .
1.51. The Strategy Options Topic Paper 2021 includes at Figure 1 a map showing the results of the ‘clustering’ exercise carried out with regard to the sites promoted for development. We consider this to have been a useful exercise to enable a better understanding of how the promoted sites ‘fit’ in the context of existing settlements and the context of other promoted sites. The clustering exercise identified 12 clusters, which we have ordered in Table SAV01 below as per the proposed settlement hierarchy (from Figure 14), insofar as this is possible. To this we have added the existing population (from Figure 7), and then converted this to establish approximately the number of existing homes in each area (utilising a conversion factor of 2.4 people per dwelling as per Figure 14 in the consultation).
1.52. We have then, extrapolated a 20% increase in the number of homes in each area. This approach, which is relatively simplistic, does not factor in the extent of land promoted for development, constraints or settlement / site specific factors, sustainability considerations, or extant commitments / windfall capacity, broadly reflects what is proposed in Strategy Option 2b ‘Urban extensions dispersed to settlements based on hierarchy’, albeit it applies an across-the-board percentage increase in housing.
1.53. We have then weighted aspects of this to more closely reflect an approach that is based on the settlement hierarchy, with a higher proportionate growth applied to settlements in the higher tiers – this also more closely reflects what is proposed in Strategy Option 2a ‘Urban extensions focused in the main towns’, which is considered likely to be a more sustainable approach.
1.54. In doing this we have also:
1. Included figures for the unmet need from Southend-on-Sea.
2. Given (1), reduced slightly rather than increased the proportionate growth at Rochford and Ashingdon (as discussed above).
3. Included for the potential of concentrated growth west of Rayleigh.
4. Given (3), not increased the proportionate growth at Rayleigh.
1.55. This approach results in a growth of 7,850 new homes (excluding the unmet need from Southend-on-Sea), well within the 7,500 to 7,950 range identified above.
1.56. If it is concluded that concentrated growth to the west of Rayleigh cannot be supported, then this approach would direct that growth to a combination of Rayleigh (e.g. increasing to c. 30% growth / 4,000 new homes) and Hockley (increasing slightly to nearly 2,000 new homes).
1.57. As noted, the above is relatively simplistic, does not factor in the extent of land promoted for development, constraints or settlement / site specific factors, sustainability considerations, or extant commitments / windfall capacity. Whilst a useful starting point, it will be for the Council to take all of these matters into account in identifying suitable sites for allocation and confirming the distribution of growth.
Implications of the Proposed Distribution of Growth for Hockley
1.58. As noted above, the June 2020 HELAA identifies existing housing supply, for the period from 2019/20, as follows:
1. Extant permissions: 2,397
2. HELAA sites (deliverable in accordance with existing policy): 239
3. Unimplemented allocations and other: 1,019
4. Windfall allowance: 765
Total: 4,320
1.59. The Council’s 2019/20 AMR identifies a similar, also for the period from 2019/20, supply as follows:
1. Extant permissions & resolutions to grant: 2,312
2. HELAA sites and other: 240
3. Unimplemented allocations: 900
4. Windfall allowance: 765
Total: 4,217
1.60. Of these sites, only sites for approximately 250 new homes are within Hockley and Hawkwell. On this basis it is considered that the emerging Local Plan should seek to make allocations at Hockley / Hawkwell sufficient for at least a further 1,550 new homes, and that these should be spatially balanced and include sites to the west, north and south-east of Hockley.
The Strategy Options
Option 1: Urban Intensification
1.61. As discussed above, this Option will not be able to meet the Councils growth needs. Option 1 is thus unsound, is contrary to national guidance, and should thus be discounted.
Option 2a: Urban extensions focused in the main towns
1.62. This option is supported, so long as a mix of sites and sizes are proposed. In accordance with the draft Settlement Hierarchy, Rayleigh, Rochford and Hockley are the most sustainable settlements in the District and thus the most sustainable locations for growth.
1.63. However, if such a strategy is proposed, it is essential that in addition to large scale urban extensions, a sufficiently high proportion of small to medium sized sites are identified. Such sites are more likely to be available in the shorter term, offer a suitable location for development in the shorter term, and be achievable with a realistic prospect that housing will be delivered on site in the short term. This is essential if the Council is to deliver a rolling five year housing land supply across the plan period.
1.64. In summary, Option 2a is considered sound. It would result in new homes being delivered consistently across the plan period in the most sustainable locations, close to existing services and facilities. New development on settlement edges (i.e. at Woodside Park on the north eastern edge of Hockley) will also provide the opportunity to enhance existing areas and communities and gateways into the towns.
Option 2b: Urban extensions dispersed to settlements based on hierarchy
1.65. As with Option 2a, this option is supported so long as a mix of sites are proposed including a high proportion of small to medium sized sites.
1.66. We welcome that this option would base the distribution of development based on settlement hierarchy. As discussed above, as the most sustainable settlements in the District, it is considered a higher proportion of growth should be distributed to the main towns of Rayleigh, Rochford and Hockley which are the most sustainable locations for development in the District.
1.67. In summary, Option 2b is considered sound. As with Option 2a, it would result in new homes being delivered consistently across the plan period in the most sustainable locations, such as at Woodside Park.
Options 3a, 3b & 3c: Concentrated Growth
1.68. We strongly oppose Strategy Option 3 for a number of reasons.
1.69. Firstly, there are significant challenges associated with the delivery or large scale sites which mean they are highly unlikely to come forward in the first five years of the plan. Such challenges include:
a) Large sites containing concentrated growth take a significant time to deliver due to their complex nature and long preparation, planning and overall lead-in times before development starts.
b) Such sites rely on a significant amount of upfront infrastructure. The upfront costs associated with sustainable urban extensions means they tend to make lower contributions to affordable housing, of which there is a significant shortage in Rochford.
c) If the new Local Plan were to be reliant on effective delivery of a small number of large schemes, and the failure of just one extension to deliver will result in a shortfall of housing throughout the Plan period.
1.70. Furthermore, this strategy would limit growth to Rayleigh and Rochford, such that the needs of other communities would not be met.
1.71. For example, pursuance of Option 3 will result in no planned growth at Hockley, a Tier 2 settlement which is wholly capable of accommodating new homes. As noted on page 77 of the consultation, housing availability and affordability is a key issue in this part of the District. Thus, in order to address this, a significant amount of new growth should be directed to Hockley, which would not occur with Option 3.
1.72. In summary, Options 3a, b and c are not considered sound, and should be discounted at this stage.
Option 4: Balanced Combination
1.73. This option is broadly supported, in principle, and noting the discussion above provided the Council are realistic when it comes to the distribution of growth. Development on brownfield sites and, as set out above, large scale urban extensions can take a long time to come forward and it is therefore essential small to medium sized sites are allocated to ensure a supply of homes across the plan period.
1.74. We would therefore support Option 4 providing a significant proportion of required growth is allocated to Hockley. Hockley is one of the least affordable areas in the District, and new growth is essential to address the worsening availability and affordability crisis.
Summary
1.75. Overall, we advocate a balanced, weighted distribution of growth, that takes into account the proposals in the emerging Southend-on-Sea Local Plan, similar to that set out above at Table SAV01.
Site Appraisal Paper (2021)
1.76. As noted above, Woodside Park (see site Location Plan) is formed of a number of sites submitted to the Call for Sites as follows:
• CFS023 (Land north and east of Malvern Road, Hockley)
• CFS197 (Land r/o 185 Greensward Lane, Hockley)
• CFS199 (Land r/o 155 Greensward Lane, Hockley)
• CFS201 (Land adjacent 41-45 Crouch View Crescent, Hockley)
• CFS204 (Greensward Lane, Hockley)

1.77. A parcel of land to the east of CFS023 is also included within the site boundary, which was not previously submitted to the HELAA Call for Sites.
1.78. In light of the above, it is requested that the sites are reassessed as a single site so that a full assessment of the site and suitability for development can be assessed. For the purposes of this response, however, we have reviewed the assessment of each of the above sites as contained in the Site Appraisal Topic Paper; our comments are set out at Appendix 1 to this response.

Are there any reasonable alternatives to these options that should be considered instead?

1.79. Further to our response to Question 6, it is considered that the Council should assess a fourth growth scenario that does include a buffer to ‘help drive local economic growth’ as a ‘reasonable alternative’. Failure to do so would mean that the growth scenario that is proposing to meet the highest quantum of growth is only providing for the minimum need, plus a small buffer to ensure deliverability. Not proactively considering a higher level of growth than this minimum could jeopardise the progress of the Plan.

Q8. Are there any key spatial themes that you feel we have missed or that require greater emphasis?

1.80. See our response to Question 6.

Q14. Do you consider that the plan should include a place-making charter that informs relevant policies? Should the same principles apply everywhere in the District, or should different principles apply to different areas?

1.81. Yes. We consider that ‘place-making’ is crucial to the creation of well-designed and socially-inclusive communities. Whilst many of the same principles apply to all sites, any place-making charter should recognise that every site, and every solution, will be different.
Q17. With reference to the options listed above, or your own options, how do you feel we can best plan to meet our need for different types, sizes and tenures of housing?
Q18. With reference to your preferred Strategy Option, are there areas or sites in Rochford that you feel require a specific approach to housing types, size and tenure? What is required to meet housing needs in these areas?

Housing Mix
1.82. The NPPF requires (para. 65):
“Within [the context of the overall identified housing need], the size, type and tenure of housing needed for different groups in the community should be assessed and reflected in planning policies (including, but not limited to, those who require affordable housing, families with children, older people, students, people with disabilities, service families, travellers, people who rent their homes and people wishing to commission or build their own homes).”
Self / Custom Build
1.83. The 2016 Housing and Planning Act introduced the so-called ‘Right to Build’ requirement, requiring local authorities to grant sufficient permissions for self and custom build plots to meet local demand.
1.84. As noted in the Government’s self and custom build action plan (April 2021),
“The self and custom build sector is under-developed in the UK. In Europe and North America, the sector delivers a much higher proportion of housing output. Only 7% of homes in UK are built via self and custom build, delivering an estimated 13,000 units in 2018. Nonetheless, even at this underdeveloped scale, this level of output is enough to make the sector the equivalent of UK’s fourth largest housebuilder. There is capacity to expand and if we increased to levels similar to the Netherlands, we could see 30-40,000 self and custom build homes built annually.
The government is committed to increasing the number of self and custom build homes in this country and to establish it as a mainstream option for people to choose to get on the housing ladder or when moving home. The government has previously brought forward initiatives to tackle the barriers to the growth of the sector, and now we are bringing these initiatives and new ones together under one self and custom build action plan.”

and with regard to access to land:

“This legislation created a duty on local authorities to keep a register of demand for self and custom build in their area and permission serviced plots suitable to meet that demand within 3 years. Since April 2016, all local authorities have established a register.”
1.85. Demand is measured by the number of people registering on Right to Build registers. This legal requirement came into force after the publication of the 2016 SHMA and the matter was not addressed in the 2017 addendum. For data protection purposes, Rochford’s register is not publically available. However, as part of a new/updated SHMA, existing and future need for self and custom build homes would be assessed, providing evidence to determine future need in Rochford.
1.86. The Housing Topic Paper published alongside the consultation notes (para. 10.20):
“… Currently the Rochford District Custom and Self build register has 83 entries as of April 2021.”
1.87. However this is only a statement of current, existing, need, not an assessment of likely need over the plan period.
1.88. We are proposing that the Woodside Park site include approximately 12 to 15 self / custom build plots, alongside bungalows and other specialist accommodation.

 
Q58a. Do you agree with our vision for Hockley and Hawkwell?

1.89. The consultation proposes the following ‘vision statement’ for Hockley and Hawkwell:
“In 2050, Hockley and Hawkwell should be the District's gateway to the green lung of the Upper Roach Valley, making the most of its access to ancient woodland and a network of nature reserves. Its town and neighbourhood centres should be vibrant places with an emphasis on independent businesses and providing for a diverse range of jobs. Deprivation should continue to be largely absent from Hockley and Hawkwell however housing affordability should have been addressed to ensure that local first-time buyers can greater afford to live locally.”
1.90. We support the Council’s proposed vision for Hockley, and welcome the acknowledgement that access to the surrounding ancient woodland should be enhanced. Access to nature plays an essential role in promoting health and wellbeing, whilst well managed and planned trails can ensure appropriate use and management.
1.91. We also welcome the aspiration to address housing affordability which is identified as a key issue for Hockley. It is vitally important a mix of homes are provided to meet the needs of all. At Woodside Park, we are proposing a wide mix of homes including policy compliant affordable housing and self / custom-build plots.

 
Q58b. With reference to Figure 46 and your preferred Strategy Option, do you think any of the land edged blue should be made available for any of the following uses?

1.92. We fully support the allocation of land to the north of Greensward Lane (see Site Location Plan), Hockley which comprises:
• CFS023 (Land north and east of Malvern Road, Hockley)
• CFS197 (Land r/o 185 Greensward Lane, Hockley)
• CFS199 (Land r/o 155 Greensward Lane, Hockley)
• CFS201 (Land adj 41-45 Crouch View Crescent, Hockley)
• CFS204 (Greensward Lane, Hockley)
And also land to the east of CFS023 which was not previously submitted to the Call for Sites.
1.93. This response is accompanied by a Delivery Statement which provides further details of the site, and demonstrates that the site is deliverable and there are no known technical constraints which could prevent the delivery in the first five years of the Plan.
Site Overview
1.94. Woodside Park would include a high-quality landscape and design-led sustainable scheme of new homes of a variety of different sizes, types and tenures, together with associated supporting infrastructure, amenity greenspace, and landscaping. The SHELAA sites all received positive assessments in the 2017 SHELAA assessment, which concluded the sites are available, suitable (subject to release from the Green Belt), and achievable to which we concur.
1.95. The land is located to the north east of Hockley, to the north of Greensward Lane and south of Beckney Wood. It is located within a highly sustainable location with access to key services and facilities with primary and secondary schools, doctors surgeries and the train station, amongst others, all within walking distance of the site, as can be seen from the Facilities Plan included in the Delivery Statement.
1.96. The concept for Woodside Park is for a high-quality landscape and design-led sustainable scheme of approximately 100 new homes of a variety of different sizes, types and tenures, including self/custom build homes and bungalows together with associated supporting infrastructure, amenity greenspace, and landscaping. It is envisaged the site could deliver:
• Family homes
• Policy compliant affordable homes
• Bungalows
• Self-build
• Custom-build
• Housing for older people
• Housing for those with specialist needs
1.97. The Delivery Statement accompanying this response demonstrates that Woodside Park could include provision for substantial new areas of:
• Amenity greenspace
• Play facilities
• Community orchard planting
• Wildflower meadow planting
• Ecological habitat
• Landscaping
• Woodland
together with street trees and extensive areas of new planting throughout.
1.98. Initial technical studies have concluded there are no landscape, ecological, heritage, utilities or drainage constraints that would prevent the scheme being delivered.
Green Belt
1.99. The site is currently located in Green Belt, however, it is considered to make a limited contribution as set out below.
1.100. The Rochford and Southend Green Belt Study is a two part study which identifies the site as falling within two parcels of land, P19 and P46. The results of the assessment show that the Council recognise that overall, the Site does not contribute very strongly to the Green Belt Purposes and is one of the weaker performing Sites.
1.101. A summary of the Council’s study in respect of Parcel P19 reveals the following:
[see document]

1.103. As noted in our response to Question 1, Part 1 of the Green Belt Study should be further updated to include a finer grained approach to key settlement edges. By way of an example, P19 extends to over 1,000 hectares stretching from north east Hockley to south west Rayleigh. Accordingly, an assessment relative to a small part of that larger parcel is very likely to result in a different outcome and the assessment of P19 should be treated with caution.
1.104. In this instance, the assessment relating to Purpose 3: Openness, is skewed by the huge scale of the parcel, such that when the very small part of the Site is considered in isolation, the Purpose 3 Openness score of ‘Strong’ is incorrect, and should be no greater than Moderate – the Site is influenced strongly by the built up area to the south and west, but is also contained by rising landform and woodland to the north, resulting in a reduced relationship with the wider countryside (than the wider parcel).
1.105. Similarly, it is considered in respect of the individual site that the score of ‘Moderate’ for both Purpose 1 (Sprawl) and Purpose 2 (Merging of Towns) are overstated. The Site is located on the north side of Hockley and does not lie in the area between Hockley, Rayleigh or Southend on Sea. Consequently, it can have no effect on the outward sprawl towards any of these towns, and it would also not result in any merging or coalescence of a settlement.
1.106. For the same reasons as P19, the P46 score of ‘Moderate’ for both Purpose 1 (Sprawl) and Purpose 2 (Merging of Towns) are overstated.
1.107. It is appreciated that the purpose of the Green Belt assessment is not to critique individual sites. Therefore, using the same methodology and criteria as outlined in the Green Belt Assessment (2020), we have undertaken our own assessment of the site as follows:

[see document]

Site Assessment
1.108. All five sites which comprise land north of Greensward Lane have been assessed in the Council’s Site Appraisal Paper 2021. It is noted at paragraph 3 of this document that this paper is not itself out for consultation, but as it forms part of the Councils current evidence base and will help inform the Council’s site selection process, it is essential any errors are corrected. We disagree with a number of conclusions drawn in respect of the five sites submitted and our assessment of these are contained at Appendix 1 to this response.
1.109. The purpose of the paper is to assess sites which have been submitted for allocation. Its purpose is not to assess parcels of land identified in, for example, the Green Belt Assessment or the Landscape Character, Sensitivity and Capacity Study. Thus when identifying the impact a site could have on the Green Belt or on the surrounding landscape, it is not enough to rely on the conclusions of these respective studies. The impact individual sites could have on their surroundings should be assessed on individual merit. Consequently as part of our comments on the site, we have sought to provide our own assessment Woodside Park could have on the Green Belt and landscape.
Preferred Spatial Option
1.110. As noted in our response to Question 6, it is considered that Options 2 and 4 are the only suitable options for the Council to take forward, in order to provide a sustainable strategy which meets the District’s needs.
1.111. In particular we support Options 2a and 2b as both will see a proportion of growth distributed to the Tier 2 settlement of Hockley. As acknowledged by the Council a key issue in Hockley is housing availability and affordability. The population is also slightly older than the local average. Thus, it is essential housing sites are allocated across the town to meet its local housing needs.
1.112. As can be seen from Figure 46 (Map of Hockley and Hawkwell), the majority of sites submitted to the Council’s Call for Sites are considered to be of small to medium scale (i.e. up to 250 dwellings). As set out in our response to Question 5, the allocation of small and medium scale sites will make an invaluable contribution to Rochford’s overall housing needs as such sites are more likely to be available in the shorter term, offer a suitable location for development in the shorter term, and be achievable with a realistic prospect that housing will be delivered on site in the shorter term.
Conclusion
1.113. Woodside Park has the potential to make a valuable, and sustainable, contribution to meeting housing needs, and could do so in the shorter-term. It is therefore considered that the site should be allocated in the forthcoming Rochford Local Plan.