Allocations DPD Discussion and Consultation Document

Stambridge Mills lies within Flood Zone 3a and is justified on the basis that this is sequentially preferable to green field sites which lie within Flood Zones 1 and 2, on the basis that PPG2 sets out that development is inappropriate in the green belt.

However, paragraph D5 of PPS25 sets out that:

"Only where there are no reasonably available sites in Flood Zones 1 or 2 should decision-makers consider the suitability of sites in Flood Zone 3..."
There are clearly other sites available in Flood Zones 1 and 2 and these should be considered sequentially preferable.

On its own, Stambridge Mills is divorced from Rochford and would represent an isolated development.

Our clients own land known as Tithe Park, which is a site of 35 hectares, and which lies immediately to the north of the existing urban edge of the Borough of Southend-on-Sea, and is bounded to the north by Poynters Lane.

Part of the site is identified as Options E23 and E24 which are options proposed for providing additional employment land which is capable of accommodating businesses displaced from Star Lane Industrial Estate.

Our clients believe that Tithe Park is most suited to residential development and we will be promoting it as a more sustainable housing location at the Core Strategy Inquiry. However, in the event that this is considered inappropriate by the Inspector, the site can alternatively provide for a mix of residential and employment uses, or solely employment uses.

In our client's view, Tithe Park is the most sustainable option when considered against the other alternatives (Options E19 - E22). Although we would anticipate the employment land being located to the west of the Tithe Park site, adjoining Southend and not to the north as indicated in the Allocations DPD.

The benefits of Tithe Park:

The Tithe Park site is available, deliverable, and suitable for development. It is owned solely by our clients and can be brought forward for development at short notice. To our knowledge there are no major obstacles to development of the site, which is currently in an agricultural use, but, in the past has been the subject of brickearth extraction, which has reduced its agricultural quality.

By virtue of its location, the development of Tithe Park for employment purposes will have a lesser impact on the landscape and openness of the green belt than the other options around Great Wakering because Tithe Park adjoins Southend to the south and west, and Poynters Lane to the north. Defensible green belt boundaries can be provided whereas the other potential sites are more open in aspect and this development could therefore have a greater impact on the green belt.

Furthermore the other potential sites are situated in close proximity to the Local Wildlife Site at Great Wakering, whereas Tithe Park is some distance from this.

Local shops and services are within easy distance of Tithe Park and can provide services for prospective employees. These include the amenities at Great Wakering (Co-op supermarket, pubs, restaurants etc.) and the shopping and associated facilities at the Asda superstore, Southend.

Residents of Great Wakering will be easily able to access the site as it is located within a c.800 metre walk (10 minutes). However, the site will also be more accessible to those commuting from outside Great Wakering by public transport because Shoeburyness Railway Station is closer to Tithe Park than Great Wakering, cycling, and there are bus stops situated.

Option E19 - This option extends from the south of the Star Lane Brickworks into the middle of a field. It only adjoins a built up area on part of its northern boundary and it is open in aspect to the east, south and west.

By virtue of its location it will have a significant impact on the landscape and the openness green belt and it will be difficult to provide defensible green belt boundaries, particularly to the south and east.

The site is also situated in close proximity to Star Lane Pits. This is a Local Wildlife Site identified in the Rochford District Local Wildlife Sites Review (2007) which forms part of the Local Development Framework evidence base. The ecological impact of siting employment uses close to this Local Wildlife Site should be carefully considered.

Option E20 extends from the south of the Star Lane Brickworks to the north of Poynters Lane and will result in the coalescence of Great Wakering and Southend. This is contrary to PPG2 which states that one of the key purposes of the green belt is to prevent neighbouring towns from merging into one another. The impact of coalescence is recognised in the consultation document when the site is considered for housing as Option WGW4.

The proposed site only adjoins a built up area on part of its northern boundary and it is open in aspect to the east, south and west. By virtue of its location it will have a significant impact on the landscape and the openness green belt.

The site also adjoins Star Lane Pits to the north. This is a Local Wildlife Site identified in the Rochford District Local Wildlife Sites Review (2007) which forms part of the Local Development Framework evidence base. The ecological impact of siting employment uses close to this Local Wildlife Site should be carefully considered.

Option E21 extends from the south of Star Lane Pits to the north of Poynters Lane. The site only adjoins a built up area on part of its eastern boundary.

Given that the site is surrounded by open land to the west, south and east it is likely to have a significant impact on the landscape and the openness in the green belt.

The site also adjoins Star Lane Pits to the north. This is a Local Wildlife Site identified in the Rochford District Local Wildlife Sites Review (2007) which forms part of the Local Development Framework evidence base. The ecological impact of siting employment uses close to this Local Wildlife Site should be carefully considered.

Option E22 extends south from theof Star Lane Pits and Star Lane Brickworks.

Given that the site is surrounded by open land to the south and east it is likely to have a significant impact on the landscape and the openness of the green belt.

The site adjoins Star Lane Pits to the north. This is a Local Wildlife Site identified in the Rochford District Local Wildlife Sites Review (2007) which forms part of the Local Development Framework evidence base. The ecological impact of siting employment uses close to this Local Wildlife Site should be carefully considered.

Options E23 and E24 (Tithe Park) are the most sustainable options when considered against the other alternatives (Options E19 - E22).

Although we would anticipate the employment land on Tithe Park being located to the west of the Tithe Park site, adjoining Southend and not to the north as indicated in Options E23 and E24.

The Tithe Park site is available, deliverable, and suitable for development. It is owned solely by our clients and can be brought forward for development at short notice. To our knowledge there are no major obstacles to development of the site, which is currently in an agricultural use, but, in the past has been the subject of brickearth extraction, which has reduced its agricultural quality.

By virtue of its location, the development of Tithe Park for employment purposes will have a lesser impact on the landscape and openness of the green belt than the other options around Great Wakering because Tithe Park adjoins Southend to the south and west, and Poynters Lane to the north. Defensible green belt boundaries can be provided whereas the other potential sites are more open in aspect and this development could therefore have a greater impact on the green belt.

Furthermore the other potential sites are situated in close proximity to the Local Wildlife Site at Great Wakering, whereas Tithe Park is some distance from this.
Local shops and services are within easy distance of Tithe Park and can provide services for prospective employees. These include the amenities at Great Wakering (Co-op supermarket, pubs, restaurants etc.) and the shopping and associated facilities at the Asda superstore, Southend.
Residents of Great Wakering will be easily able to access the site as it is located within a c.800 metre walk (10 minutes). However, the site will also be more accessible to those commuting from outside Great Wakering by public transport because Shoeburyness Railway Station is closer to Tithe Park than Great Wakering, cycling, and there are bus stops situated.

Options E23 and E24 (Tithe Park) are the most sustainable options when considered against the other alternatives (Options E19 - E22).

Although we would anticipate the employment land being located to the west of the Tithe Park site, adjoining Southend and not to the north as indicated in the Allocations DPD.

The Tithe Park site is available, deliverable, and suitable for development. It is owned solely by our clients and can be brought forward for development at short notice. To our knowledge there are no major obstacles to development of the site, which is currently in an agricultural use, but, in the past has been the subject of brickearth extraction, which has reduced its agricultural quality.

By virtue of its location, the development of Tithe Park for employment purposes will have a lesser impact on the landscape and openness of the green belt than the other options around Great Wakering because Tithe Park adjoins Southend to the south and west, and Poynters Lane to the north. Defensible green belt boundaries can be provided whereas the other potential sites are more open in aspect and this development could therefore have a greater impact on the green belt.

Furthermore the other potential sites are situated in close proximity to the Local Wildlife Site at Great Wakering, whereas Tithe Park is some distance from this.
Local shops and services are within easy distance of Tithe Park and can provide services for prospective employees. These include the amenities at Great Wakering (Co-op supermarket, pubs, restaurants etc.) and the shopping and associated facilities at the Asda superstore, Southend.

Residents of Great Wakering will be easily able to access the site as it is located within a c.800 metre walk (10 minutes). However, the site will also be more accessible to those commuting from outside Great Wakering by public transport because Shoeburyness Railway Station is closer to Tithe Park than Great Wakering, cycling, and there are bus stops situated.