Allocations DPD Discussion and Consultation Document

The allocation of land to the south-west of Great Wakering, specifically to the south of the High Street, the east of Star Lane, the west of Alexandra Road, and to the north of the 'Star Lane Pits' or 'Lakes', is strongly supported. The site formed by Option WGW1, together with land to the west of Alexandra Road (which is one of three plots comprising Option WGW3), forms a logical extension to the proposed residential allocation at Star Lane Industrial Estate (including the vacant previously developed former brickworks site). The land in question is readily accessible via the former brickworks site. It can also be delivered within 5 years because it, along with the former brickworks site, falls under the control of a single developer, the Inner London Group (ILG). ILG propose to pursue a coordinated and phased development of this entire landholding. Furthermore, development at this site would have a minimal impact on the openness of the Green Belt because it would be 'visually contained' within the arc of existing built development to the west, north and east, and would have a well-defined and defensible southern boundary formed by the 'lakes'. Contrary to the suggestion that the development site, as defined, would not have a robust and defensible boundary, this site is considered to offer unique benefits for the defensibility of the Green Belt boundary at West Great Wakering because of its containment within established built and natural features. Development at this site would ensure no overall expansion of Great Wakering into surrounding countryside beyond its existing general south-westerly boundaries, as currently defined by existing development in Star Lane and Alexandra Road. The site is also within convenient distance of local services. The combined site of WGW1 and the land to the west of Alexandra Road (which forms one element of WGW3) is large enough to provide the total minimum allocation of 250 units, and all the required associated infrastructure and service improvements.

Option WGW2 comprises two plots. Development of land to the west of Little Wakering Road would intrude into open countryside, and would harm the openness of the Green Belt. Its western boundary would not be defensible in PPG2 terms; further westerly expansion of development would be difficult to resist. The second plot to the south of High Street forms part of WGW1, and is strongly supported (see supporting representations on WGW1). The suggestion that its southern boundary would not be defensible is misleading because it forms part of a larger site (under WGW1) which has a highly defensible boundary.

Option WGW3 comprises 3 separate plots. The plot south of the Star Lane former brickworks site is not supported as this would intrude damagingly into open countryside, would be remote from local services, would severely harm the openness of the Green Belt, would fail to provide a defensible southerly or easterly boundary to the Green Belt, and would result in the coalescence of settlements, contrary to PPG2. The remaining plots under WGW3 (i.e north of the Star Lane Industrial Estate and west of Alexandra Road), are both strongly supported for the reasons given in respect of Option WGW1.

Option WGW4 is not supported for the reasons given in relation to WGW3. It would result in the coalescence of settlements, and would intrude damagingly into open countryside. Its eastern boundary would not be defensible, and development in this location would be remote from local services in Great Wakering. The alternative of providing a compact and contained form of development under WGW1 (and also including the land to the west of Alexandra Road) is clearly preferable in Green Belt, landscape and sustainability terms.

Option WGW5 would result in a substantial intrusion into open countryside to the west of Great Wakering. It would harm the openness of the Green Belt. The defensibility of its western boundary is questionable, and development in this location would be relatively remote from local services in Great Wakering. The alternative of providing a compact and contained form of development under WGW1 (and also including the land to the west of Alexandra Road) is clearly preferable in Green Belt, landscape and sustainability terms.

WGW1 and the land to the west of Alexandra are the most suitable sites for the expansion of Great Wakering. This combined area forms a logical and sensitive extension to the proposed residential allocation at Star Lane Industrial Estate (including the vacant former brickworks site) which constitutes previously developed land. The land in question is readily accessible via the former brickworks site. It can also be delivered within 5 years because it, along with the former brickworks site, falls under the control of a single developer, the Inner London Group (ILG). ILG propose to pursue a coordinated and phased development of this entire landholding. Furthermore, development at this site would have minimal impact on the openness of the Green Belt because it would be 'visually contained' within the arc of existing built development to the west, north and east, and would have a well-defined and defensible southern boundary formed by the 'lakes'. Contrary to the suggestion that this development site, as defined, would not have a robust and defensible boundary, the site is considered to offer unique benefits for the defensibility of the Green Belt boundary at West Great Wakering because of its containment within established built and natural features. Development at this site would ensure no overall expansion of Great Wakering into surrounding countryside beyond its existing general south-westerly boundaries, as currently defined by existing development in Star Lane and Alexandra Road. The site is also within convenient distance of local services. The combined site of WGW1 and the land to the west of Alexandra Road (which forms one element of WGW3) is large enough to provide the total minimum allocation of 250 units, and all the required associated infrastructure and service improvements. The alternative sites put forward all have substantial disadvantages (see representations in respect of WGW2, WGW3, WGW4 and WGW5), and there would no benefit in spreading development over several sites. No additional release is required because the land comprised in WGW1 and land to the west of Alxandra Road will readily accommodate the minimum allocation of 250 dwelling with associated infrastructure improvements.

WGW1 and the land to the west of Alexandra are the most suitable sites for the expansion of Great Wakering. This combined area forms a logical extension to the proposed residential allocation at Star Lane Industrial Estate (including the former brickworks). Development would have minimal impact on the openness the Green Belt because it would be 'visually contained' within the arc of existing built development. The 'lakes' would provide a defensible boundary to the south. The alternative sites put forward all have substantial disadvantages, and there would no benefit in spreading development over several sites. No additional release is required.

WGW1 and the land to the west of Alexandra Road are the most suitable sites for the expansion of Great Wakering. This combined area forms a logical extension to the proposed residential allocation at Star Lane Industrial Estate (including the former brickworks). Development would have minimal impact on the openness the Green Belt because it would be 'visually contained' within the arc of existing development. The 'lakes' would provide a defensible boundary to the south. The alternative sites put forward all have substantial disadvantages, and there would no benefit in spreading development over several sites. No additional release is required.

The allocation of Stambridge Mills for residential development is strongly supported. The site is identified as an appropriate location for residential development under Policy H1 of the Core Strategy Submission Document. It is considered that the approach of prioritising the re-use for housing of previously developed land is sound. It is consistent with PPS3, will reduce the need to release Green Belt land, and will allow for the removal of contamination, the re-use of existing on-site materials, and the environmental and ecological enhancement of the site and its surroundings.

The site is available, suitable and achievable, as required by PPS3. It is in the single ownership of the Inner London Group (ILG), and is available for immediate redevelopment subject to the need for planning permission and site clearance. Alternative industrial use would not be viable or environmentally acceptable. Residential development will comply with wider sustainability objectives through the retention and conversion of various existing structures at the site, and the re-use of on-site materials for the construction of the improved flood defences. It will also contribute to the supply and choice of new homes in the Rochford area, will reduce pressure for the release of Green Belt land, and will offer substantial visual amenity benefits. A strongly defensible Green Belt boundary will be achieved. The site is also located within reasonable distance of the retail, employment and service facilities in and around Rochford town centre. As part of the proposals for the site, ILG intend to offer a package of accessibility enhancements including footpath and bus service improvements.

ILG have prioritised the site for development. The emerging proposals have been the subject of supportive feedback from the Inspire East Design Review Panel. Natural England has also been fully consulted, and has confirmed that the proposals do not give rise to any substantive objection on ecological impact grounds.

The site lies within Flood Zone 3a on the Environment Agency (EA) Flood Maps, and current flood defences in the vicinity do not provide adequate long-term protection for the site or the adjoining care home and residential uses. As required by PPS25, a Flood Risk Sequential Test has been undertaken (both by ILG and by the Council). The Council has confirmed that the Sequential Test has been passed.

ILG have engaged in detailed and constructive discussions with the EA relating to the resolution of flood risk issues arising at Stambridge Mills, and have commissioned specialist advice on flood protection matters, and a full Flood Risk Assessment (FRA) has been submitted to the EA and the LPA.

Although the site is currently at risk from flooding, it is proposed that its development will be accompanied by substantial new flood defence works, and the raising of all residential accommodation above the 1 in 200 year flood level. The detailed design of these defences has been agreed with the EA. A significant aspect of the proposed strategy is the benefit provided to the wider community. The combination of improving the existing defences and constructing counter-walls to higher ground will not only protect the proposed development and ensure dry access is maintained in times of flood, but will also protect Broomhills Care Home and residential properties on Mill Lane. In addition, the proposed defences will protect Stambridge Road from flooding; this road provides an important transport route to the villages to the east of Rochford.

Having satisfied the Sequential Test, the Exception Test has been applied, and can be readily passed. Criterion a) is complied with because the scheme will reduce the need to release Green Belt land to meet housing needs, and will offer the opportunity for a substantial enhancement of the landscape in the area immediately to the east of Rochford. The re-use of existing resources, and the removal of contamination, will also bring about clear-cut sustainability benefits for the community. Furthermore, the scheme will offer specific benefits to existing residents in the immediate area through the improvements to existing flood defences. Criterion b) is complied with because the site constitutes previously developed land in its entirety. Furthermore, the site meets the PPS3 definition of "developable" . Criterion c) will be complied with because the FRA demonstrates that the proposed improvement and extension of the existing tidal flood defences will render the development safe from flooding, will not increase the risk of flooding elsewhere, and will provide enhanced protection from flooding for the existing care home and other residents in the vicinity of the site. Discussions with the Emergency Services, relating to issue of safe access and egress in the highly unlikely event of the breach of the flood defences, are ongoing.

The allocation of Stambridge Mills is therefore consistent with the requirements of PPS3 and PPS25, and is fully supported.

The allocation of the Star Lane former brickworks site for residential development is strongly supported. The site is identified as an appropriate location for residential development under Policy H1of the Core Strategy (CS) Submission Document. It is considered that the approach of prioritising the re-use for housing of previously developed land is sound. This approach is consistent with PPS3, will reduce the need to release Green Belt land, and will allow for the removal of contamination, the re-use of existing on-site materials, and the environmental and ecological enhancement of the site and its surroundings.

The site is available, suitable and achievable, as required by PPS3. It is in the single ownership of the Inner London Group (ILG), and is available for immediate redevelopment subject to the need for planning permission and site clearance. Alternative industrial use would not be viable or environmentally acceptable. Residential development will contribute to the supply and choice of new homes in the Great Wakering area, and will reduce pressure for the release of Green Belt land. A strongly defensible Green Belt boundary will be achieved. The site is also located within reasonable distance of local services in Great Wakering, and has good access to the highway network.

The allocation of the Star Lane former brickworks site is therefore consistent with the requirements of PPS3, and is fully supported.