Allocations DPD Discussion and Consultation Document

1. INTRODUCTION

We act for Pond Chase Nursery Limited, the owners of Site Option WH2 as identified in the above document.

We have submitted previous representations to the District Council in support of this site in response to Call for Sites, the Strategic Housing Land Availability Assessment and the Core Strategy.

These representations seek to demonstrate that the Pond Chase Nursery Site is available, suitable and achievable for development in accordance with objectives set out in paragraph 54 of PPS3.

The Core Strategy Submission Document provides for 50 dwellings at West Hockley. The Site Allocations document is required to be consistent with the Core Strategy and in that regard part of the representations submitted below will demonstrate that housing development on the Pond Chase Nursery site will be consistent with policies contained in the Submission Core Strategy.

The representations will also consider the other option sites in relation to West Hockley. A Sustainability Appraisal relating to development on the site is also attached.

2. SITE CONTEXT

The site comprises part previously developed land and part open land with a total area of about 4 hectares. Site plan attached.

The southern part of the site comprises previously developed land formed by an extensive range of buildings and area of concrete hardstanding with existing access onto Folly Lane. The northern rear part of the site comprises open land with the northern boundary defined by the existing railway.

The site lies just over 1 km. from the town centre where a range of retail and community facilities are located. The site also lies broadly within 400m. of regular bus services that operate on Aldermans Hill where services run to Rayleigh and Southend.

3. DEVELOPMENT PROPOSAL

The previous submissions to the local authority have indicated that housing development would take place on the previously developed land which comprises about 1.8 hectares with the current open land being provided as public open space and for nature conservation purposes. That area would comprise about 2.2 hectares.

Insofar as the housing development is concerned, it will adhere to principles of the Essex Design Guide and will provide for a range of dwelling sizes commensurate with needs arising within the local community.

A Design Brief for the site will be prepared and will indicate a higher density of development for the front of the site reducing to a lower density to achieve an appropriate relationship with the open land to the rear.

Insofar as the open land is concerned, it is proposed that about 0.7 hectares will be provided for public open space to include opportunities for passive and active recreation including a children's play area. The remainder of the open land will be provided as an area for nature conservation and it is proposed that measures for enhancement and management will be subject of discussion with appropriate bodies in due course.

Insofar as the area for nature conservation interest is concerned, the site has been the subject of an ecological appraisal which will inform proposals for the site. It is proposed that the area for nature conservation will be transferred to a public body to ensure that it is retained for nature conservation interests in perpetuity.

The site has also been the subject of flood risk assessment and geo-environmental investigation. Insofar as the geo-environmental investigation is concerned, the conclusions indicated that the site is suitable for residential development and that there is a low risk of any widespread contamination. The report recommended that a detailed analysis be undertaken in support of any planning application.

Insofar as the flood risk assessment is concerned, the site is shown to be within Flood Zone 1 and highlighted that the amount of impermeable area will be significantly reduced through re-development and the removal of existing hardstanding on the site. A drainage strategy and revised flood risk assessment taking into account the latest guidance will be submitted in support of any application for development.

4. CORE STRATEGY

The Core Strategy has been submitted to the Secretary of State and is scheduled to be the subject of an examination commencing in May 2010.

The Core Strategy identifies that the East of England Plan requires that a minimum of 4,600 dwellings be provided in the District between 2001 and 2021. In response to that the Core Strategy at Policy H2 identifies the distribution of dwellings in the District to include provision of 50 units at West Hockley within the plan period to 2015.

Of that housing provision, Policy H4 requires that affordable housing should form 35% of developments with an indication that 80% be provided for social housing and 20% for intermediate housing.

Policy H5 requires new development to contain a mix of dwelling types to ensure that they meet needs from within the community.

Appendix 1 in relation to the Housing Section of the Core Strategy identifies infrastructure items that are expected to be delivered from housing development.

Insofar as West Hockley is concerned, four items are identified as follows:

* Sustainable drainage systems:
Response: A planning application for housing development on the site will be accompanied by a drainage strategy which will seek to provide for sustainable drainage systems. The flood risk assessment indicated such an approach.

* Public open space:
Response: The proposed development provides for a total of 2.2 hectares of open land part of which will be provided as active public open space with a balance for nature conservation but where limited public access will remain available.

* Local highway improvements:
Response: The planning application will be the subject of a transport assessment which will compare flows from the existing uses with that of the proposed residential development. Development will make a contribution to reasonably related off-site highway improvements.

* Play space:
Response: Provision will be made for play space either within the area of public open space and/or within the proposed housing area. The size and distribution of such play space within the development will be subject to discussion with the local authority.

* Link to cycle/network:
Response: Provision is made for segregated cycle route within the proposed development. This can be extended through the site to abut the northern boundary to meet any off-site cycle path proposals that may come forward. Development will contribute to other off-site cycle route measures to encourage cycle use between the development and local facilities.

The above demonstrates that the proposed development for the site will achieve consistency with housing policies set out in the Core Strategy Submission document.

Policy GB1 of the Core Strategy submission indicates that the local authority will allocate the minimum amount of Green Belt land necessary to meet the District's housing and employment needs.

Insofar as Pond Chase Nursery is concerned, other than the direct frontage to Folly Lane, the site lies within the Green Belt. However, that part proposed for housing comprises entirely previously developed land with existing open land to the rear being proposed for positive use for recreational and nature conservation purposes in accordance with general Green Belt objectives. Development of the site therefore does not propose development on currently open Green Belt land.

The provision of allocation for development at Pond Chase Nursery has the capacity to provide for the housing allocation for West Hockley with minimum incursion into the Green Belt.

5. OPTION SITES

The Allocations dpd identifies five possible development sites to accommodate the housing requirement for West Hockley. We consider these in turn below.

Option WH1: Folly Chase:

This site comprises open arable land to the north of the built-up area of Hockley. The site merges with other open Green Belt land both to the east and west with the railway line to the north.

Folly Chase is a private road serving low density detached houses and also forms a public footpath that continues beyond the railway to the north.

We object to this proposed option on the basis that it comprises open Green Belt land that merges with open land adjacent. In addition, the highway access would require significant improvements including road widening and possible demolition of existing residential properties to achieve satisfactory access. Such access will also give rise to conflicts with users of the public footpath. In overall terms development would be highly intrusive within the landscape abutting the edge of Hockley.



Option WH2:

We support the housing allocation of this site for the reasons set out in our statement above.

The site comprises previously developed land and can provide for a defensible Green Belt boundary.

In order to provide additional beneficial development we would recommend that the site allocation extend to include land to the north and for that part to be identified for public open space and an area for nature conservation.

Option WH3:

We object to housing development on this site for the same reasons as WH1. It comprises open Green Belt land merging with other land adjacent.

Vehicular access to the site is particularly difficult and will require significant widening of Folly Chase and the possible demolition of residential properties. Traffic generated by the development would conflict with public footpath users.

In overall terms development would be highly intrusive within the Green Belt on the northern edge of Hockley.

Option WH4:

We object to development on this site because it comprises open agricultural land merging with adjoining land. It is also more detached from the built-up area being enclosed to the south by woodland. Vehicular access to the site would be difficult for the same reasons as other options in that Folly Chase would require significant improvement to accommodate vehicular access which may result in the loss of residential properties. There will also be conflict with public footpath users.
Development would be visually intrusive on the northern edge of Hockley.


Option WH5:

Insofar as this site indicates a possible extension of Option WH2 we raise no objections and acknowledge that expansion towards Church Road has the potential of a second phase of development post 2015.

Development of the scale proposed prior to 2015 of 50 dwellings can be satisfactorily accessed from a single point of access from Folly Lane but a second access to Church Road as part of with any second phase of development would be a matter for detailed highway consideration at that stage.

It is noted that such expansion would encompass previously developed land comprising existing residential properties and curtilages.

Insofar as this option is concerned it is an option that Pond Chase Nursery do not wish to actively support but its long term capacity is acknowledged.

6. CONCLUSIONS

The above represent our submission in response to the Allocations Development Plan Document. We have sought to identify that the allocation of land as Option WH2 meets policy objectives set out in the Core Strategy Submission Document and in terms of meeting housing delivery objectives of PPS3.

1. INTRODUCTION

We act for Pond Chase Nursery Limited, the owners of Site Option WH2 as identified in the above document.

We have submitted previous representations to the District Council in support of this site in response to Call for Sites, the Strategic Housing Land Availability Assessment and the Core Strategy.

These representations seek to demonstrate that the Pond Chase Nursery Site is available, suitable and achievable for development in accordance with objectives set out in paragraph 54 of PPS3.

The Core Strategy Submission Document provides for 50 dwellings at West Hockley. The Site Allocations document is required to be consistent with the Core Strategy and in that regard part of the representations submitted below will demonstrate that housing development on the Pond Chase Nursery site will be consistent with policies contained in the Submission Core Strategy.

The representations will also consider the other option sites in relation to West Hockley. A Sustainability Appraisal relating to development on the site is also attached.

2. SITE CONTEXT

The site comprises part previously developed land and part open land with a total area of about 4 hectares. Site plan attached.

The southern part of the site comprises previously developed land formed by an extensive range of buildings and area of concrete hardstanding with existing access onto Folly Lane. The northern rear part of the site comprises open land with the northern boundary defined by the existing railway.

The site lies just over 1 km. from the town centre where a range of retail and community facilities are located. The site also lies broadly within 400m. of regular bus services that operate on Aldermans Hill where services run to Rayleigh and Southend.

3. DEVELOPMENT PROPOSAL

The previous submissions to the local authority have indicated that housing development would take place on the previously developed land which comprises about 1.8 hectares with the current open land being provided as public open space and for nature conservation purposes. That area would comprise about 2.2 hectares.

Insofar as the housing development is concerned, it will adhere to principles of the Essex Design Guide and will provide for a range of dwelling sizes commensurate with needs arising within the local community.

A Design Brief for the site will be prepared and will indicate a higher density of development for the front of the site reducing to a lower density to achieve an appropriate relationship with the open land to the rear.

Insofar as the open land is concerned, it is proposed that about 0.7 hectares will be provided for public open space to include opportunities for passive and active recreation including a children's play area. The remainder of the open land will be provided as an area for nature conservation and it is proposed that measures for enhancement and management will be subject of discussion with appropriate bodies in due course.

Insofar as the area for nature conservation interest is concerned, the site has been the subject of an ecological appraisal which will inform proposals for the site. It is proposed that the area for nature conservation will be transferred to a public body to ensure that it is retained for nature conservation interests in perpetuity.

The site has also been the subject of flood risk assessment and geo-environmental investigation. Insofar as the geo-environmental investigation is concerned, the conclusions indicated that the site is suitable for residential development and that there is a low risk of any widespread contamination. The report recommended that a detailed analysis be undertaken in support of any planning application.

Insofar as the flood risk assessment is concerned, the site is shown to be within Flood Zone 1 and highlighted that the amount of impermeable area will be significantly reduced through re-development and the removal of existing hardstanding on the site. A drainage strategy and revised flood risk assessment taking into account the latest guidance will be submitted in support of any application for development.

4. CORE STRATEGY

The Core Strategy has been submitted to the Secretary of State and is scheduled to be the subject of an examination commencing in May 2010.

The Core Strategy identifies that the East of England Plan requires that a minimum of 4,600 dwellings be provided in the District between 2001 and 2021. In response to that the Core Strategy at Policy H2 identifies the distribution of dwellings in the District to include provision of 50 units at West Hockley within the plan period to 2015.

Of that housing provision, Policy H4 requires that affordable housing should form 35% of developments with an indication that 80% be provided for social housing and 20% for intermediate housing.

Policy H5 requires new development to contain a mix of dwelling types to ensure that they meet needs from within the community.

Appendix 1 in relation to the Housing Section of the Core Strategy identifies infrastructure items that are expected to be delivered from housing development.

Insofar as West Hockley is concerned, four items are identified as follows:

* Sustainable drainage systems:
Response: A planning application for housing development on the site will be accompanied by a drainage strategy which will seek to provide for sustainable drainage systems. The flood risk assessment indicated such an approach.

* Public open space:
Response: The proposed development provides for a total of 2.2 hectares of open land part of which will be provided as active public open space with a balance for nature conservation but where limited public access will remain available.

* Local highway improvements:
Response: The planning application will be the subject of a transport assessment which will compare flows from the existing uses with that of the proposed residential development. Development will make a contribution to reasonably related off-site highway improvements.

* Play space:
Response: Provision will be made for play space either within the area of public open space and/or within the proposed housing area. The size and distribution of such play space within the development will be subject to discussion with the local authority.

* Link to cycle/network:
Response: Provision is made for segregated cycle route within the proposed development. This can be extended through the site to abut the northern boundary to meet any off-site cycle path proposals that may come forward. Development will contribute to other off-site cycle route measures to encourage cycle use between the development and local facilities.

The above demonstrates that the proposed development for the site will achieve consistency with housing policies set out in the Core Strategy Submission document.

Policy GB1 of the Core Strategy submission indicates that the local authority will allocate the minimum amount of Green Belt land necessary to meet the District's housing and employment needs.

Insofar as Pond Chase Nursery is concerned, other than the direct frontage to Folly Lane, the site lies within the Green Belt. However, that part proposed for housing comprises entirely previously developed land with existing open land to the rear being proposed for positive use for recreational and nature conservation purposes in accordance with general Green Belt objectives. Development of the site therefore does not propose development on currently open Green Belt land.

The provision of allocation for development at Pond Chase Nursery has the capacity to provide for the housing allocation for West Hockley with minimum incursion into the Green Belt.

5. OPTION SITES

The Allocations dpd identifies five possible development sites to accommodate the housing requirement for West Hockley. We consider these in turn below.

Option WH1: Folly Chase:

This site comprises open arable land to the north of the built-up area of Hockley. The site merges with other open Green Belt land both to the east and west with the railway line to the north.

Folly Chase is a private road serving low density detached houses and also forms a public footpath that continues beyond the railway to the north.

We object to this proposed option on the basis that it comprises open Green Belt land that merges with open land adjacent. In addition, the highway access would require significant improvements including road widening and possible demolition of existing residential properties to achieve satisfactory access. Such access will also give rise to conflicts with users of the public footpath. In overall terms development would be highly intrusive within the landscape abutting the edge of Hockley.



Option WH2:

We support the housing allocation of this site for the reasons set out in our statement above.

The site comprises previously developed land and can provide for a defensible Green Belt boundary.

In order to provide additional beneficial development we would recommend that the site allocation extend to include land to the north and for that part to be identified for public open space and an area for nature conservation.

Option WH3:

We object to housing development on this site for the same reasons as WH1. It comprises open Green Belt land merging with other land adjacent.

Vehicular access to the site is particularly difficult and will require significant widening of Folly Chase and the possible demolition of residential properties. Traffic generated by the development would conflict with public footpath users.

In overall terms development would be highly intrusive within the Green Belt on the northern edge of Hockley.

Option WH4:

We object to development on this site because it comprises open agricultural land merging with adjoining land. It is also more detached from the built-up area being enclosed to the south by woodland. Vehicular access to the site would be difficult for the same reasons as other options in that Folly Chase would require significant improvement to accommodate vehicular access which may result in the loss of residential properties. There will also be conflict with public footpath users.
Development would be visually intrusive on the northern edge of Hockley.


Option WH5:

Insofar as this site indicates a possible extension of Option WH2 we raise no objections and acknowledge that expansion towards Church Road has the potential of a second phase of development post 2015.

Development of the scale proposed prior to 2015 of 50 dwellings can be satisfactorily accessed from a single point of access from Folly Lane but a second access to Church Road as part of with any second phase of development would be a matter for detailed highway consideration at that stage.

It is noted that such expansion would encompass previously developed land comprising existing residential properties and curtilages.

Insofar as this option is concerned it is an option that Pond Chase Nursery do not wish to actively support but its long term capacity is acknowledged.

6. CONCLUSIONS

The above represent our submission in response to the Allocations Development Plan Document. We have sought to identify that the allocation of land as Option WH2 meets policy objectives set out in the Core Strategy Submission Document and in terms of meeting housing delivery objectives of PPS3.

1. INTRODUCTION

We act for Pond Chase Nursery Limited, the owners of Site Option WH2 as identified in the above document.

We have submitted previous representations to the District Council in support of this site in response to Call for Sites, the Strategic Housing Land Availability Assessment and the Core Strategy.

These representations seek to demonstrate that the Pond Chase Nursery Site is available, suitable and achievable for development in accordance with objectives set out in paragraph 54 of PPS3.

The Core Strategy Submission Document provides for 50 dwellings at West Hockley. The Site Allocations document is required to be consistent with the Core Strategy and in that regard part of the representations submitted below will demonstrate that housing development on the Pond Chase Nursery site will be consistent with policies contained in the Submission Core Strategy.

The representations will also consider the other option sites in relation to West Hockley. A Sustainability Appraisal relating to development on the site is also attached.

2. SITE CONTEXT

The site comprises part previously developed land and part open land with a total area of about 4 hectares. Site plan attached.

The southern part of the site comprises previously developed land formed by an extensive range of buildings and area of concrete hardstanding with existing access onto Folly Lane. The northern rear part of the site comprises open land with the northern boundary defined by the existing railway.

The site lies just over 1 km. from the town centre where a range of retail and community facilities are located. The site also lies broadly within 400m. of regular bus services that operate on Aldermans Hill where services run to Rayleigh and Southend.

3. DEVELOPMENT PROPOSAL

The previous submissions to the local authority have indicated that housing development would take place on the previously developed land which comprises about 1.8 hectares with the current open land being provided as public open space and for nature conservation purposes. That area would comprise about 2.2 hectares.

Insofar as the housing development is concerned, it will adhere to principles of the Essex Design Guide and will provide for a range of dwelling sizes commensurate with needs arising within the local community.

A Design Brief for the site will be prepared and will indicate a higher density of development for the front of the site reducing to a lower density to achieve an appropriate relationship with the open land to the rear.

Insofar as the open land is concerned, it is proposed that about 0.7 hectares will be provided for public open space to include opportunities for passive and active recreation including a children's play area. The remainder of the open land will be provided as an area for nature conservation and it is proposed that measures for enhancement and management will be subject of discussion with appropriate bodies in due course.

Insofar as the area for nature conservation interest is concerned, the site has been the subject of an ecological appraisal which will inform proposals for the site. It is proposed that the area for nature conservation will be transferred to a public body to ensure that it is retained for nature conservation interests in perpetuity.

The site has also been the subject of flood risk assessment and geo-environmental investigation. Insofar as the geo-environmental investigation is concerned, the conclusions indicated that the site is suitable for residential development and that there is a low risk of any widespread contamination. The report recommended that a detailed analysis be undertaken in support of any planning application.

Insofar as the flood risk assessment is concerned, the site is shown to be within Flood Zone 1 and highlighted that the amount of impermeable area will be significantly reduced through re-development and the removal of existing hardstanding on the site. A drainage strategy and revised flood risk assessment taking into account the latest guidance will be submitted in support of any application for development.

4. CORE STRATEGY

The Core Strategy has been submitted to the Secretary of State and is scheduled to be the subject of an examination commencing in May 2010.

The Core Strategy identifies that the East of England Plan requires that a minimum of 4,600 dwellings be provided in the District between 2001 and 2021. In response to that the Core Strategy at Policy H2 identifies the distribution of dwellings in the District to include provision of 50 units at West Hockley within the plan period to 2015.

Of that housing provision, Policy H4 requires that affordable housing should form 35% of developments with an indication that 80% be provided for social housing and 20% for intermediate housing.

Policy H5 requires new development to contain a mix of dwelling types to ensure that they meet needs from within the community.

Appendix 1 in relation to the Housing Section of the Core Strategy identifies infrastructure items that are expected to be delivered from housing development.

Insofar as West Hockley is concerned, four items are identified as follows:

* Sustainable drainage systems:
Response: A planning application for housing development on the site will be accompanied by a drainage strategy which will seek to provide for sustainable drainage systems. The flood risk assessment indicated such an approach.

* Public open space:
Response: The proposed development provides for a total of 2.2 hectares of open land part of which will be provided as active public open space with a balance for nature conservation but where limited public access will remain available.

* Local highway improvements:
Response: The planning application will be the subject of a transport assessment which will compare flows from the existing uses with that of the proposed residential development. Development will make a contribution to reasonably related off-site highway improvements.

* Play space:
Response: Provision will be made for play space either within the area of public open space and/or within the proposed housing area. The size and distribution of such play space within the development will be subject to discussion with the local authority.

* Link to cycle/network:
Response: Provision is made for segregated cycle route within the proposed development. This can be extended through the site to abut the northern boundary to meet any off-site cycle path proposals that may come forward. Development will contribute to other off-site cycle route measures to encourage cycle use between the development and local facilities.

The above demonstrates that the proposed development for the site will achieve consistency with housing policies set out in the Core Strategy Submission document.

Policy GB1 of the Core Strategy submission indicates that the local authority will allocate the minimum amount of Green Belt land necessary to meet the District's housing and employment needs.

Insofar as Pond Chase Nursery is concerned, other than the direct frontage to Folly Lane, the site lies within the Green Belt. However, that part proposed for housing comprises entirely previously developed land with existing open land to the rear being proposed for positive use for recreational and nature conservation purposes in accordance with general Green Belt objectives. Development of the site therefore does not propose development on currently open Green Belt land.

The provision of allocation for development at Pond Chase Nursery has the capacity to provide for the housing allocation for West Hockley with minimum incursion into the Green Belt.

5. OPTION SITES

The Allocations dpd identifies five possible development sites to accommodate the housing requirement for West Hockley. We consider these in turn below.

Option WH1: Folly Chase:

This site comprises open arable land to the north of the built-up area of Hockley. The site merges with other open Green Belt land both to the east and west with the railway line to the north.

Folly Chase is a private road serving low density detached houses and also forms a public footpath that continues beyond the railway to the north.

We object to this proposed option on the basis that it comprises open Green Belt land that merges with open land adjacent. In addition, the highway access would require significant improvements including road widening and possible demolition of existing residential properties to achieve satisfactory access. Such access will also give rise to conflicts with users of the public footpath. In overall terms development would be highly intrusive within the landscape abutting the edge of Hockley.



Option WH2:

We support the housing allocation of this site for the reasons set out in our statement above.

The site comprises previously developed land and can provide for a defensible Green Belt boundary.

In order to provide additional beneficial development we would recommend that the site allocation extend to include land to the north and for that part to be identified for public open space and an area for nature conservation.

Option WH3:

We object to housing development on this site for the same reasons as WH1. It comprises open Green Belt land merging with other land adjacent.

Vehicular access to the site is particularly difficult and will require significant widening of Folly Chase and the possible demolition of residential properties. Traffic generated by the development would conflict with public footpath users.

In overall terms development would be highly intrusive within the Green Belt on the northern edge of Hockley.

Option WH4:

We object to development on this site because it comprises open agricultural land merging with adjoining land. It is also more detached from the built-up area being enclosed to the south by woodland. Vehicular access to the site would be difficult for the same reasons as other options in that Folly Chase would require significant improvement to accommodate vehicular access which may result in the loss of residential properties. There will also be conflict with public footpath users.
Development would be visually intrusive on the northern edge of Hockley.


Option WH5:

Insofar as this site indicates a possible extension of Option WH2 we raise no objections and acknowledge that expansion towards Church Road has the potential of a second phase of development post 2015.

Development of the scale proposed prior to 2015 of 50 dwellings can be satisfactorily accessed from a single point of access from Folly Lane but a second access to Church Road as part of with any second phase of development would be a matter for detailed highway consideration at that stage.

It is noted that such expansion would encompass previously developed land comprising existing residential properties and curtilages.

Insofar as this option is concerned it is an option that Pond Chase Nursery do not wish to actively support but its long term capacity is acknowledged.

6. CONCLUSIONS

The above represent our submission in response to the Allocations Development Plan Document. We have sought to identify that the allocation of land as Option WH2 meets policy objectives set out in the Core Strategy Submission Document and in terms of meeting housing delivery objectives of PPS3.

1. INTRODUCTION

We act for Pond Chase Nursery Limited, the owners of Site Option WH2 as identified in the above document.

We have submitted previous representations to the District Council in support of this site in response to Call for Sites, the Strategic Housing Land Availability Assessment and the Core Strategy.

These representations seek to demonstrate that the Pond Chase Nursery Site is available, suitable and achievable for development in accordance with objectives set out in paragraph 54 of PPS3.

The Core Strategy Submission Document provides for 50 dwellings at West Hockley. The Site Allocations document is required to be consistent with the Core Strategy and in that regard part of the representations submitted below will demonstrate that housing development on the Pond Chase Nursery site will be consistent with policies contained in the Submission Core Strategy.

The representations will also consider the other option sites in relation to West Hockley. A Sustainability Appraisal relating to development on the site is also attached.

2. SITE CONTEXT

The site comprises part previously developed land and part open land with a total area of about 4 hectares. Site plan attached.

The southern part of the site comprises previously developed land formed by an extensive range of buildings and area of concrete hardstanding with existing access onto Folly Lane. The northern rear part of the site comprises open land with the northern boundary defined by the existing railway.

The site lies just over 1 km. from the town centre where a range of retail and community facilities are located. The site also lies broadly within 400m. of regular bus services that operate on Aldermans Hill where services run to Rayleigh and Southend.

3. DEVELOPMENT PROPOSAL

The previous submissions to the local authority have indicated that housing development would take place on the previously developed land which comprises about 1.8 hectares with the current open land being provided as public open space and for nature conservation purposes. That area would comprise about 2.2 hectares.

Insofar as the housing development is concerned, it will adhere to principles of the Essex Design Guide and will provide for a range of dwelling sizes commensurate with needs arising within the local community.

A Design Brief for the site will be prepared and will indicate a higher density of development for the front of the site reducing to a lower density to achieve an appropriate relationship with the open land to the rear.

Insofar as the open land is concerned, it is proposed that about 0.7 hectares will be provided for public open space to include opportunities for passive and active recreation including a children's play area. The remainder of the open land will be provided as an area for nature conservation and it is proposed that measures for enhancement and management will be subject of discussion with appropriate bodies in due course.

Insofar as the area for nature conservation interest is concerned, the site has been the subject of an ecological appraisal which will inform proposals for the site. It is proposed that the area for nature conservation will be transferred to a public body to ensure that it is retained for nature conservation interests in perpetuity.

The site has also been the subject of flood risk assessment and geo-environmental investigation. Insofar as the geo-environmental investigation is concerned, the conclusions indicated that the site is suitable for residential development and that there is a low risk of any widespread contamination. The report recommended that a detailed analysis be undertaken in support of any planning application.

Insofar as the flood risk assessment is concerned, the site is shown to be within Flood Zone 1 and highlighted that the amount of impermeable area will be significantly reduced through re-development and the removal of existing hardstanding on the site. A drainage strategy and revised flood risk assessment taking into account the latest guidance will be submitted in support of any application for development.

4. CORE STRATEGY

The Core Strategy has been submitted to the Secretary of State and is scheduled to be the subject of an examination commencing in May 2010.

The Core Strategy identifies that the East of England Plan requires that a minimum of 4,600 dwellings be provided in the District between 2001 and 2021. In response to that the Core Strategy at Policy H2 identifies the distribution of dwellings in the District to include provision of 50 units at West Hockley within the plan period to 2015.

Of that housing provision, Policy H4 requires that affordable housing should form 35% of developments with an indication that 80% be provided for social housing and 20% for intermediate housing.

Policy H5 requires new development to contain a mix of dwelling types to ensure that they meet needs from within the community.

Appendix 1 in relation to the Housing Section of the Core Strategy identifies infrastructure items that are expected to be delivered from housing development.

Insofar as West Hockley is concerned, four items are identified as follows:

* Sustainable drainage systems:
Response: A planning application for housing development on the site will be accompanied by a drainage strategy which will seek to provide for sustainable drainage systems. The flood risk assessment indicated such an approach.

* Public open space:
Response: The proposed development provides for a total of 2.2 hectares of open land part of which will be provided as active public open space with a balance for nature conservation but where limited public access will remain available.

* Local highway improvements:
Response: The planning application will be the subject of a transport assessment which will compare flows from the existing uses with that of the proposed residential development. Development will make a contribution to reasonably related off-site highway improvements.

* Play space:
Response: Provision will be made for play space either within the area of public open space and/or within the proposed housing area. The size and distribution of such play space within the development will be subject to discussion with the local authority.

* Link to cycle/network:
Response: Provision is made for segregated cycle route within the proposed development. This can be extended through the site to abut the northern boundary to meet any off-site cycle path proposals that may come forward. Development will contribute to other off-site cycle route measures to encourage cycle use between the development and local facilities.

The above demonstrates that the proposed development for the site will achieve consistency with housing policies set out in the Core Strategy Submission document.

Policy GB1 of the Core Strategy submission indicates that the local authority will allocate the minimum amount of Green Belt land necessary to meet the District's housing and employment needs.

Insofar as Pond Chase Nursery is concerned, other than the direct frontage to Folly Lane, the site lies within the Green Belt. However, that part proposed for housing comprises entirely previously developed land with existing open land to the rear being proposed for positive use for recreational and nature conservation purposes in accordance with general Green Belt objectives. Development of the site therefore does not propose development on currently open Green Belt land.

The provision of allocation for development at Pond Chase Nursery has the capacity to provide for the housing allocation for West Hockley with minimum incursion into the Green Belt.

5. OPTION SITES

The Allocations dpd identifies five possible development sites to accommodate the housing requirement for West Hockley. We consider these in turn below.

Option WH1: Folly Chase:

This site comprises open arable land to the north of the built-up area of Hockley. The site merges with other open Green Belt land both to the east and west with the railway line to the north.

Folly Chase is a private road serving low density detached houses and also forms a public footpath that continues beyond the railway to the north.

We object to this proposed option on the basis that it comprises open Green Belt land that merges with open land adjacent. In addition, the highway access would require significant improvements including road widening and possible demolition of existing residential properties to achieve satisfactory access. Such access will also give rise to conflicts with users of the public footpath. In overall terms development would be highly intrusive within the landscape abutting the edge of Hockley.



Option WH2:

We support the housing allocation of this site for the reasons set out in our statement above.

The site comprises previously developed land and can provide for a defensible Green Belt boundary.

In order to provide additional beneficial development we would recommend that the site allocation extend to include land to the north and for that part to be identified for public open space and an area for nature conservation.

Option WH3:

We object to housing development on this site for the same reasons as WH1. It comprises open Green Belt land merging with other land adjacent.

Vehicular access to the site is particularly difficult and will require significant widening of Folly Chase and the possible demolition of residential properties. Traffic generated by the development would conflict with public footpath users.

In overall terms development would be highly intrusive within the Green Belt on the northern edge of Hockley.

Option WH4:

We object to development on this site because it comprises open agricultural land merging with adjoining land. It is also more detached from the built-up area being enclosed to the south by woodland. Vehicular access to the site would be difficult for the same reasons as other options in that Folly Chase would require significant improvement to accommodate vehicular access which may result in the loss of residential properties. There will also be conflict with public footpath users.
Development would be visually intrusive on the northern edge of Hockley.


Option WH5:

Insofar as this site indicates a possible extension of Option WH2 we raise no objections and acknowledge that expansion towards Church Road has the potential of a second phase of development post 2015.

Development of the scale proposed prior to 2015 of 50 dwellings can be satisfactorily accessed from a single point of access from Folly Lane but a second access to Church Road as part of with any second phase of development would be a matter for detailed highway consideration at that stage.

It is noted that such expansion would encompass previously developed land comprising existing residential properties and curtilages.

Insofar as this option is concerned it is an option that Pond Chase Nursery do not wish to actively support but its long term capacity is acknowledged.

6. CONCLUSIONS

The above represent our submission in response to the Allocations Development Plan Document. We have sought to identify that the allocation of land as Option WH2 meets policy objectives set out in the Core Strategy Submission Document and in terms of meeting housing delivery objectives of PPS3.

1. INTRODUCTION

We act for Pond Chase Nursery Limited, the owners of Site Option WH2 as identified in the above document.

We have submitted previous representations to the District Council in support of this site in response to Call for Sites, the Strategic Housing Land Availability Assessment and the Core Strategy.

These representations seek to demonstrate that the Pond Chase Nursery Site is available, suitable and achievable for development in accordance with objectives set out in paragraph 54 of PPS3.

The Core Strategy Submission Document provides for 50 dwellings at West Hockley. The Site Allocations document is required to be consistent with the Core Strategy and in that regard part of the representations submitted below will demonstrate that housing development on the Pond Chase Nursery site will be consistent with policies contained in the Submission Core Strategy.

The representations will also consider the other option sites in relation to West Hockley. A Sustainability Appraisal relating to development on the site is also attached.

2. SITE CONTEXT

The site comprises part previously developed land and part open land with a total area of about 4 hectares. Site plan attached.

The southern part of the site comprises previously developed land formed by an extensive range of buildings and area of concrete hardstanding with existing access onto Folly Lane. The northern rear part of the site comprises open land with the northern boundary defined by the existing railway.

The site lies just over 1 km. from the town centre where a range of retail and community facilities are located. The site also lies broadly within 400m. of regular bus services that operate on Aldermans Hill where services run to Rayleigh and Southend.

3. DEVELOPMENT PROPOSAL

The previous submissions to the local authority have indicated that housing development would take place on the previously developed land which comprises about 1.8 hectares with the current open land being provided as public open space and for nature conservation purposes. That area would comprise about 2.2 hectares.

Insofar as the housing development is concerned, it will adhere to principles of the Essex Design Guide and will provide for a range of dwelling sizes commensurate with needs arising within the local community.

A Design Brief for the site will be prepared and will indicate a higher density of development for the front of the site reducing to a lower density to achieve an appropriate relationship with the open land to the rear.

Insofar as the open land is concerned, it is proposed that about 0.7 hectares will be provided for public open space to include opportunities for passive and active recreation including a children's play area. The remainder of the open land will be provided as an area for nature conservation and it is proposed that measures for enhancement and management will be subject of discussion with appropriate bodies in due course.

Insofar as the area for nature conservation interest is concerned, the site has been the subject of an ecological appraisal which will inform proposals for the site. It is proposed that the area for nature conservation will be transferred to a public body to ensure that it is retained for nature conservation interests in perpetuity.

The site has also been the subject of flood risk assessment and geo-environmental investigation. Insofar as the geo-environmental investigation is concerned, the conclusions indicated that the site is suitable for residential development and that there is a low risk of any widespread contamination. The report recommended that a detailed analysis be undertaken in support of any planning application.

Insofar as the flood risk assessment is concerned, the site is shown to be within Flood Zone 1 and highlighted that the amount of impermeable area will be significantly reduced through re-development and the removal of existing hardstanding on the site. A drainage strategy and revised flood risk assessment taking into account the latest guidance will be submitted in support of any application for development.

4. CORE STRATEGY

The Core Strategy has been submitted to the Secretary of State and is scheduled to be the subject of an examination commencing in May 2010.

The Core Strategy identifies that the East of England Plan requires that a minimum of 4,600 dwellings be provided in the District between 2001 and 2021. In response to that the Core Strategy at Policy H2 identifies the distribution of dwellings in the District to include provision of 50 units at West Hockley within the plan period to 2015.

Of that housing provision, Policy H4 requires that affordable housing should form 35% of developments with an indication that 80% be provided for social housing and 20% for intermediate housing.

Policy H5 requires new development to contain a mix of dwelling types to ensure that they meet needs from within the community.

Appendix 1 in relation to the Housing Section of the Core Strategy identifies infrastructure items that are expected to be delivered from housing development.

Insofar as West Hockley is concerned, four items are identified as follows:

* Sustainable drainage systems:
Response: A planning application for housing development on the site will be accompanied by a drainage strategy which will seek to provide for sustainable drainage systems. The flood risk assessment indicated such an approach.

* Public open space:
Response: The proposed development provides for a total of 2.2 hectares of open land part of which will be provided as active public open space with a balance for nature conservation but where limited public access will remain available.

* Local highway improvements:
Response: The planning application will be the subject of a transport assessment which will compare flows from the existing uses with that of the proposed residential development. Development will make a contribution to reasonably related off-site highway improvements.

* Play space:
Response: Provision will be made for play space either within the area of public open space and/or within the proposed housing area. The size and distribution of such play space within the development will be subject to discussion with the local authority.

* Link to cycle/network:
Response: Provision is made for segregated cycle route within the proposed development. This can be extended through the site to abut the northern boundary to meet any off-site cycle path proposals that may come forward. Development will contribute to other off-site cycle route measures to encourage cycle use between the development and local facilities.

The above demonstrates that the proposed development for the site will achieve consistency with housing policies set out in the Core Strategy Submission document.

Policy GB1 of the Core Strategy submission indicates that the local authority will allocate the minimum amount of Green Belt land necessary to meet the District's housing and employment needs.

Insofar as Pond Chase Nursery is concerned, other than the direct frontage to Folly Lane, the site lies within the Green Belt. However, that part proposed for housing comprises entirely previously developed land with existing open land to the rear being proposed for positive use for recreational and nature conservation purposes in accordance with general Green Belt objectives. Development of the site therefore does not propose development on currently open Green Belt land.

The provision of allocation for development at Pond Chase Nursery has the capacity to provide for the housing allocation for West Hockley with minimum incursion into the Green Belt.

5. OPTION SITES

The Allocations dpd identifies five possible development sites to accommodate the housing requirement for West Hockley. We consider these in turn below.

Option WH1: Folly Chase:

This site comprises open arable land to the north of the built-up area of Hockley. The site merges with other open Green Belt land both to the east and west with the railway line to the north.

Folly Chase is a private road serving low density detached houses and also forms a public footpath that continues beyond the railway to the north.

We object to this proposed option on the basis that it comprises open Green Belt land that merges with open land adjacent. In addition, the highway access would require significant improvements including road widening and possible demolition of existing residential properties to achieve satisfactory access. Such access will also give rise to conflicts with users of the public footpath. In overall terms development would be highly intrusive within the landscape abutting the edge of Hockley.



Option WH2:

We support the housing allocation of this site for the reasons set out in our statement above.

The site comprises previously developed land and can provide for a defensible Green Belt boundary.

In order to provide additional beneficial development we would recommend that the site allocation extend to include land to the north and for that part to be identified for public open space and an area for nature conservation.

Option WH3:

We object to housing development on this site for the same reasons as WH1. It comprises open Green Belt land merging with other land adjacent.

Vehicular access to the site is particularly difficult and will require significant widening of Folly Chase and the possible demolition of residential properties. Traffic generated by the development would conflict with public footpath users.

In overall terms development would be highly intrusive within the Green Belt on the northern edge of Hockley.

Option WH4:

We object to development on this site because it comprises open agricultural land merging with adjoining land. It is also more detached from the built-up area being enclosed to the south by woodland. Vehicular access to the site would be difficult for the same reasons as other options in that Folly Chase would require significant improvement to accommodate vehicular access which may result in the loss of residential properties. There will also be conflict with public footpath users.
Development would be visually intrusive on the northern edge of Hockley.


Option WH5:

Insofar as this site indicates a possible extension of Option WH2 we raise no objections and acknowledge that expansion towards Church Road has the potential of a second phase of development post 2015.

Development of the scale proposed prior to 2015 of 50 dwellings can be satisfactorily accessed from a single point of access from Folly Lane but a second access to Church Road as part of with any second phase of development would be a matter for detailed highway consideration at that stage.

It is noted that such expansion would encompass previously developed land comprising existing residential properties and curtilages.

Insofar as this option is concerned it is an option that Pond Chase Nursery do not wish to actively support but its long term capacity is acknowledged.

6. CONCLUSIONS

The above represent our submission in response to the Allocations Development Plan Document. We have sought to identify that the allocation of land as Option WH2 meets policy objectives set out in the Core Strategy Submission Document and in terms of meeting housing delivery objectives of PPS3.