Reasons to oppose planning application
The three main aims of the National Planning Policy Framework (NPPF) are Economic. Social and Environmental. You may have reasons to oppose the planning application on these grounds. (From Cllr Guglielmi)
The proposal, although meets the economic dimension in providing employment through construction of the properties, and through future residents supporting local businesses, will adversely impact on its location.
Development of the site at this stage would not be able to realise the significant infrastructure improvements to transportation, connectivity, and community services envisaged by the comprehensive planning and development of a new garden community. Even though the site is located on the edge of Colchester with foot and cycle paths and links to the full range of services and facilities within the town of Colchester, the site is located in a relative rural environment. No evidence has been put forward at this stage if Schools and Health provision have capacity to accommodate the extra demand.
The environmental role is about contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy.
In terms of ecology, the site lies adjacent to Churn Wood ancient woodland and County Wildlife Site with Salary Brook (an ecologically sensitive site) along the south western site boundary, with both existing features likely to support a wide variety of wildlife including protected species, very careful consideration must therefore be given to their protection.
With regard to the principle of development of the land in landscape terms is should be recognised that the application site is immediately next to the Colchester Borough Council owned Public Open Space walkway adjacent to Salary Brook. Taking into account the aspirations of both Tendring District and Colchester Borough Council to facilitate the development of a Garden Community in this area it is vitally important to maximise the aesthetic and recreational value of the local landscape especially taking into account existing adjacent land use. In this respect, simply in terms of landscape, the development of housing on the application site would degrade the quality of the existing open space and the wider countryside. The application site appears to lend itself to inclusion as public open space that would be well associated with the Salary Brook and Churn Wood. There is therefore an objection in principle to residential development of the site as it would fail the environmental dimension of sustainability, because of the harm to the landscape quality of the surrounding area.
1. Tendring District Council (TDC) emerging Local Plan has received final approval for its very last round of public consultation, from its Local Plan Committee, Cabinet and unanimous support at Full Council
2. With this in mind the emerging Local Plan shows this site as being outside the Defined Village Boundary of Ardleigh, which is considered a Smaller Rural Settlement where only modest development can be provided, therefore this proposal is against Policy.
3. In the 2007 Local Plan, this site was also outside the Defined Village Boundary of Ardleigh, and as such is against Policy.
4. As the Council can now demonstrate a 5 years Land Supply, this proposal will not have the same contribution as when a 5 years Land Supply could not be demonstrated; therefore greater weight can be now be given to the core planning principles under paragraph 17 of the NPPF that development should be genuinely plan-led and that the Council should actively manage patterns of growth and should make the fullest possible use of public transport, walking and cycling, and focus significant development in locations which are or can be made sustainable
5. This proposal will circumvent and very possibly prejudice the joint working of both TDC and Colchester Borough Council (CBC) in their proposal of creating a Garden Community, which has received Ministerial assent as well as considerable Government funding.
6. Serious Highways concerns, especially with three fatalities having already occurred.
7. With regard to Flooding, Salary Brook is located along the south western boundary of the site lies within Flood Zone 3 (high risk) and the site is also identified as being at surface water flood risk. A flood risk assessment including surface water drainage strategy would be required with any planning application to demonstrate a safe development which will not increase the risk of flooding elsewhere; to date note both the Environment Agency and Essex County Council SUDS (Sustainable Urban Drainage Scheme) have not been consulted on this proposal.