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BULLWOOD HALL, HOCKLEY, ESSEXDESIGN AND ACCESS STATEMENTJOB REFERENCE PL1406

2 DESIGN AND ACCESS STATEMENT

DOCUMENT CONTROLProject PL1406Client Harrow EstatesTitle of Document Bullwood Hall, Hockley, Essex: Design and Access StatementFile OriginConsultant Information Planit Intelligent Environments LLP

Manchester Studio 2 Back Grafton Street Altrincham Cheshire WA14 1DY

0161 [email protected]

DOCUMENT CONTROL:

Prepared by: CH Chris HallChecked by: AR Andy Roberts

Signed:

Verified by:Signed:

Issue 02.06.15 Status:

CONTRIBUTORS LIST:

PL1406 BULLWOOD HALL 3

CONTENTS

1.0 INTRODUCTION

2.0 CONTEXT

3.0 SITE ANALYSIS

4.0 MASTERPLAN

5.0 CONSULTATION

6.0 URBAN DESIGN FRAMEWORK

7.0 CHARACTER AREAS

8.0 LANDSCAPE FRAMEWORK

9.0 ACCESS AND MOVEMENT FRAMEWORK

10.0 INDICATIVE DESIGN PARAMETERS

11.0 CONCLUSION

APPENDICES

APPENDIX A: BULLWOOD HALL FLOOR PLANS

APPENDIX B: STATUTORY UTILITIES ASSESSMENT


1.8 The content of this report complies with the ‘Town and Country Planning (Development Management Procedure) Order 2010 (Article 8), which requires Design and Access Statements to accompany most planning applications, Circular 01/2006 Guidance on changes to the development control system and CABE: Design and Access Statements - How to write, read and use them (2006).

PROCESS1.9 Preparing the Design and Access Statement follows best practice set out in various guidance and policy documents.

1.10 This statement details the contextual relationship of the site with its surroundings, the national, regional and local policy context and the design process undertaken to establish the Urban Design Principles and Illustrative Masterplan. The Masterplan provides an indicative layout to demonstrate the site’s capacity, functionality and detail.

INTRODUCTION1.1 This Design and Access Statement (DAS) has been produced by Planit-IE, for Harrow Estates in support of an outline planning application for residential development at Bullwood Hall, Essex. Figure 1 illustrates the full extent of ownership, which amounts to 19.5 hectares in size, and the proposed applications site extexts, which covers an area of approximately 4.2 hectares.

1.2 The DAS has been structured to provide a description of the key character areas proposed within the development.

SCOPE1.3 The purpose of the analysis is to ensure that any future development responds to local character, planning guidance and community feedback.

1.4 We have analysed the immediate site context as well as the surrounding environment in order to fully inform the design proposals.

1.5 The wider study area encompasses the settlement and surrounding neighbourhoods, their wider characteristics, influences and constraints, which will inform future development.

1.6 The report draws the salient points from the analysis; highlighting the physical constraints that may impact on future development, and opportunities for transformational change.

1.7 This application is submitted in outline with all matters reserved except access. Any layouts and representations of the final scheme are, therefore, illustrative.

1.0 INTRODUCTIONSCOPE AND PURPOSE


FIGURE 1.1 SITE OWNERSHIP BOUNDARY & APPLICATION SITE BOUNDARY


FIGURE 1.3 SITE LOCATION PLAN

High Road (B1013)

Hockley Woods

Hockley

Roach Valley Way

Rayleigh

1.0 INTRODUCTIONSITE LOCATION

SITE LOCATION1.11 The site is located in the county of Essex. It lies approximately 1 mile north-east of the market town of Rayleigh, and approximately 0.8 miles south-west of Hockley village centre. Nearby major towns include Basildon (6miles), Southend-on-Sea (7 miles). The County Town of Chelmsford lies approximately 15 miles to the north-west.

1.12 The site is owned by the Ministry of Justice (MoJ) and is the location of the former HMP Bullwood Hall. The prison was closed in March 2013.

1.13 The site lies in a semi-rural location. It is bounded to the east by woodland, comprising Whitbread’s Wood within the site ownership, and which is a contiguous part of the wider Hockley Woods complex. Open agricultural land lies to the south and west. The site is bounded to the north by High Road (B1013), from which the site is accessed via Bullwood Hall Lane. High Road forms a key vehicular connection between Rayleigh and Hockley, including public transport links.

SITE DESCRIPTION1.14 The site is comprised of the following elements:

- accommodation blocks and operational buildings associated with the former use as HMP Bullwood Hall within a secure fence (approximately 2.3 ha.);

- Bullwood Hall House, the original dwelling on the site, and the the old hostel building and associated landscaping;

- a hostel building and farm buildings;

- an area of woodland Whitbread’s Wood (approximately 6.6ha.);

- agricultural land (approximately 10.3ha), large areas of which have been planted with samplings.

1.15 There are seven houses to the west of the prison that are in private ownership and a further seven larger detached properties at the northern end of Bullwood Hall Lane.

BASILDON

HOCKLEY

RAYLEIGH

SOUTHEND-ON-SEA

WICKFORD SITE LOCATIONM25

A127

A12

A130

A13

CHELMSFORD

LONDON SOUTHEND AIRPORT

FIGURE 1.2 REGIONAL CONTEXT


1.0 INTRODUCTIONTHE SITE


2.0 CONTEXT PLANNING POLICY CONTEXT

2.1 The starting point in consideration of the outline planning application is section 38(6) of The Planning & Compulsory Purchase Act 2004 and section 70(2) of the Town & Country Planning Act 1990 which requires that applications must be in accordance with the Development Plan unless material considerations indicate otherwise.

2.2 For the purposes of this application the Development Plan comprises:

• The Rochford District Core Strategy (adopted in December 2011)

• The Site Allocations Plan (adopted in February 2014)

• The Development Management Plan (adopted in December 2014)

2.3 The National Planning Policy Framework (NPPF) must be taken into account in the preparation of local plans and is a material consideration in planning decisions.

2.4 The relevant national and local planning policy context associated with the proposed development is set out in full in the Planning Statement.

2.5 In summary the following key designations apply to the subject site:

• The site is located in Metropolitan Green Belt (adopted Core Strategy policy GB1 & Key Diagram plan and adopted Allocations Plan Figure 11);

• The site is outside of defined settlement boundary (adopted Allocations Plan Proposals Map Extract Hockley and Hawkwell);

• The site is located in the Upper Roach Special Landscape Area (adopted Core Strategy Policy URV1 & Key Diagram plan and adopted Site Allocations Document Figure 25 & Figure 11 – Policy ELA3);

• The woodland immediately to the east of the site, known as Whitbreds Wood, forms part of the Hockley Woods complex Local Wildlife Site (LWS) (adopted Core Strategy Policy ENV1);

• The Hockley Woods SSSI and Local Nature Reserve designated as open space lies 0.15 km east of the site immediately adjacent to the subject site separated by the Whitbreds Wood band of woodland (Allocations Plan Figure 25 and Proposals Map Extract Hockley and Hawkwell). Hockley Woods is identified as a historic landscape area (Para. 7.7 adopted Core Strategy. The Local Plan policy has been superseded by the Core Strategy and there is no explicit mention of historic landscape areas in the new policy. Policy ENV1 and GB1 applies;

2.6 The site is situated in the South Essex Coastal Towns Landscape

Character Area (adopted Development Management Plan Figure 3) - cross reference to Development Management Policy DM10;

• The whole site is situated in Flood Zone 1, therefore is land that has been assessed as having less than 1 in 1,000 (<0.1%), annual probability of river or sea flooding. This is land with the lowest risk of flooding;

• Bullwood Hall hostel is locally listed (Local List Supplementary Planning Document adopted December 2013, Policy CP3)

• The site does not contain any listed buildings or Tree Preservation Orders (TPO).

Rochford District Council Core Strategy

2.7 The Rochford District Council Core Strategy was formally adopted in December 2011. The document is the overarching planning policy document of the LDF and sets out the main issues for the future and the policies for future development within the District.

Green Belt

2.8 Policy GB1 – Green Belt Protection states ‘the Council will allocate the minimum amount of Green Belt land necessary to meet the District’s housing and employment needs. In doing so, particular consideration will be given to the need to prevent the coalescence of individual settlements, in order to help preserve their identities.

Landscape Designations

2.9 Policy URV1 - Upper Roach Valley, states that ‘the Council will strive to see the Upper Roach Valley become a vast ‘green lung’ providing informal recreational opportunities for local residents. The Council will protect the area from development which would undermine this aim and will continue the approach of creating the right conditions for flora and fauna to flourish, with the minimum of interference’.

Nature Conservation

2.10 Policy ENV1 – Protection and Enhancement of the Natural Landscape and Habitats and the Protection of Historical and Archaeological Sites states that “The Council will maintain, restore and enhance sites of international, national and local nature conservation importance. These will include Special Areas of Conservation (SACs), Special Protection Areas (SPAs), Ramsar Sites, Sites of Special Scientific Interest (SSSIs), Ancient Woodlands, Local Nature Reserves (LNRs) and Local Wildlife Sites (LoWSs). The Council will also protect landscapes of historical and archaeological interest.

Site Allocations Plan (2014)

2.11 The Rochford District Allocations Plan was formally adopted by the Council on 25th February 2014. The Allocations Plan allocates specific sites and sets out detailed policies for a range of uses, including residential, employment, education and open spaces, and has been prepared in accordance with the general locations and policies set out in the adopted Rochford Core Strategy.

2.12 The only applicable policy for the HMP Bullwood Hall site relates to the Upper Roach Valley, specifically policy ELA3, which states that ‘the Upper Roach Valley will be protected and enhanced in accordance with Policy URV1 of the adopted Rochford District Council Core Strategy (2011)’.

Development Management Plan (2014)

2.13 The Rochford District Development Management Plan was formally adopted by the Council on 16th December 2014. The Development Management Plan sets out the detailed day-to-day planning policies which planning applications will be assessed against.

2.14 Below are the key DM policies associated with assessing the principle of residential redevelopment at the former HMP Bullwood Hall in the context of an outline planning application.

Green Belt

2.15 In establishing the principle of development on the application site Policy DM10 is helpful in further clarifying the Council’s position in respect of ‘appropriate’ development within the Green Belt. The DMP recognises that whilst the openness and character of the Rochford Green Belt continues to be protected, small areas next to settlements have been released for development.

2.16 The DMP states that proposals for residential development on previously developed land located in the Green Belt may be appropriate if it can be demonstrated that it would constitute sustainable development (i.e. all of the below criteria are met).

2.17 Policy DM10 – Development of Previously Developed Land in the Green Belt states, “proposed residential development of previously developed land in the Green Belt will be permitted provided that the proposal:

(i) is well related to a defined residential settlement;

(ii) is well related to local services and facilities;

(iii) has good connections to the strategic road network;


2.0 CONTEXT PLANNING POLICY CONTEXT

(iv) would promote sustainable transport modes;

(v) would not have a negative impact on areas of international, European and local nature conservation importance, or the historic environment;

(vi) is located within the South Essex Coastal Towns landscape character area.”

2.18 The DM10 further states that ‘development of previously developed land should not undermine the five purposes of including the land within the Green Belt. Any development which is permitted should be of a scale, design and siting such that the openness of the Green Belt and character of the countryside is not harmed, and nature conservation interests are protected’.

Design

2.19 Policy DM1 – Design of New Developments states that, “the design of new developments should promote the character of the locality to ensure that the development positively contributes to the surrounding natural and built environment and residential amenity, without discouraging originality, innovation or initiative. The policy lists out a number of specific design considerations including:

(i) Accessibility, particularly promoting alternatives to the private car;

(ii) Integration of existing and proposed public rights of way;

(iii) Adequate boundary treatment and landscaping within the development;

(iv) Retention of trees, woodland and other important landscape features in accordance with Policies DM25 and DM26;

(v) Sufficient car parking in accordance with Policy DM30;

(vi) Suitable density for the locality in line with Policy DM2;

(vii) Local open space requirements including the provision of greenspace, play space, private and communal gardens, allotments and other types of open space.

(viii) Impact on the natural environment including sites of nature conservation importance, and on the historic environment including Conservation Areas and Listed Buildings, archaeological sites and the wider historic landscape;

(ix) Avoiding overlooking, ensuring privacy and promoting visual amenity;

(x) A positive relationship with existing and nearby buildings in accordance with Policy DM3; (xi) A scale and form appropriate to the locality in line with Policy DM3.”

2.20 Other DM Policies include:

Policy DM2 – Density of New Developments Proposals for residential development states that development must make efficient use of the site area in a manner that is compatible with the use, intensity, scale and character of the surrounding area, including potential impact on areas of nature conservation importance, and the size of the site. The policy sets a minimum of 30 dwellings per hectare, unless exceptional circumstances can be satisfactorily demonstrated.

Policy DM4 – Habitable Floorspace for New Developments New dwellings (both market and affordable housing) sets out the minimum habitable floorspace standards for housing unless it can be clearly demonstrated to be unviable or undeliverable.

Policy DM25 – Trees and Woodlands – states that development should seek to conserve and enhance existing trees and woodlands, particularly Ancient Woodland. Development which would adversely affect, directly or indirectly, existing trees and/or woodlands will only be permitted if it can be proven that the reasons for the development outweigh the need to retain the feature and that mitigating measures can be provided for, which would reinstate the nature conservation value of the features.

Policy DM26 – Other Important Landscape Features requires development proposals to have consideration to the landscape character of the area. The Council will protect the following landscape features, where they are of importance for fauna and flora, from loss or damage: (i) Hedgerows; (ii) Semi-natural grasslands; (iii) Marshes; (iv) Watercourses; (v) Reservoirs; (vi) Lakes; (vii) Ponds; and (viii) Networks or patterns of other locally important habitats. planning permission.

Policy DM30 – Parking Standards The parking standards contained within ‘Parking Standards Design and Good Practice Supplementary Planning Document (Adopted December 2010)’, or successor document, will be applied for all new developments. This document applies minimum parking standards for residential development.

Supplementary Planning Documents

2.21 The Council has adopted a number of Supplementary Planning Documents (SPDs) as part of the plan making process. The purpose of SPDs is to provide additional advice and guidance in the determination

of planning applications. Those relevant to the development proposals include:

• SPD2 - Housing design (Adopted 2007) - View the guidance on the design and layout of housing within the District.

• SPD7 - Design, landscaping and access statements (Adopted 2007) - View the guidance detailing when these statements will be required and what they should contain.

• Parking Standards Design and Good Practice Supplementary Planning Document (Adopted 17 December 2010).

• Local List (Adopted 17 December 2013) –the document that identifies Local Heritage Assets (LHAs) of local importance which are considered to merit additional protection.


2.0 CONTEXT PLANNING DESIGNATIONS

LOCAL PLAN DESIGNATIONS2.22 The proposals map from the adopted Rochford District Core Strategy (2011) sets out the various policy allocations and designations within the area and the relevant landscape designations are shown in Figure 2.1.

2.23 The former prison site lies within an extensive area of designated Green Belt which separates the adjacent settlements of Hockley and Rayleigh.

2.24 Hockley Woods are designated open space and form part of the wider Upper Roach Valley (Policies URV1 and ELA3). The Upper Roach Valley functions as a large ‘green lung’ bounded by the towns of Rayleigh, Hockley, Rochford and Southend. This area was designated in the 2006 Rochford District Replacement Local Plan as a Special Landscape Area and as an Area of Ancient Landscape. The Upper Roach Valley has important landscape characteristics.

2.25 Seven of the fourteen ancient woodlands found in the District, including Hockley Woods, lie within the Upper Roach Valley and there are also a number of Local Wildlife Sites (Policy ELA1) situated within its boundaries. Policy URV1 of the Core Strategy supports the recognition of the Upper Roach Valley as a vast ‘green lung’ within the District and as an area providing informal recreation opportunities for local residents. The designation of this area presents opportunities for enhancing access to this potentially substantial recreational resource.

2.26 The Core Strategy states that the Upper Roach Valley will be protected from development which would undermine the area’s role as a green space providing informal recreational opportunities.

2.27 Local Wildlife Sites are areas that are not designated under national or international statutory protection, but are considered to be of significant wildlife value. Whitbread’s Wood is a designated Local Wildlife Site.

2.28 Part of the Hockley Woods complex is designated as a Site of Special Scientific Interest (SSSI) due to the flora of the ancient coppice woods, most of which is owned and managed by Rochford District Council. The whole of the woodland complex, including Whitbread’s Wood, is covered by a Tree Preservation Order (TPO 100/08)

2.29 A the northern end of Bullwood Hall Lane are four Grade II listed buildings, namely; Whitbreds (house), North and South Lodge, and a timber framed barn. The former Bullwood Hall is locally listed.

KEY

MOJ ESTATE

LISTED BUILDING

CONSERVATION AREA

SCHEDULED MONUMENT

METROPOLITAN GREEN BELT

ANCIENT & SEMI-ANCIENT WOODLAND

LOCAL WILDLIFE SITE

UPPER ROACH VALLEY

OPEN SPACE

RESIDENTIAL LAND ALLOCATION

SITE OF SPECIAL SCIENTIFIC INTEREST

FIGURE 2.1 PLANNING DESIGNATIONS


WIDER CONTEXT2.30 The wider topography is characterised by moderately undulating ground levels with minor hills and bowls which allow potential for long-range views within the agricultural land surrounding the site.

THE SITE2.31 Ground levels within the site are characteristic of the wider context, and is characterised by undulating ground. Man-made modifications to ground levels have been made to accommodate existing buildings and associated landscaping.

2.32 Ground levels generally fall from the north to the south across the site. A level of approximately 77.5 AOD at the northernmost end of the site, at the junction with High Road, falls to approximately 60 AOD at the south eastern end of the site.

2.33 The fall in ground levels across the site creates the potential for views into the site from public footpath routes to the south and west of the site.

2.0 CONTEXTTOPOGRAPHY

KEY

MOJ ESTATE

75M AOD

50-75M AOD

LESS THAN 50M AODFIGURE 2.2 TOPOGRAPHY


2.0 CONTEXTLAND USE

2.34 The existing land uses within the site and local surrounding context are illustrated in Figure 2.3 opposite.

2.35 The site sits within an extensive area of Green Belt land, but contains a central area of development which includes the former prison, the original hall, former hostel, residential dwellings and agricultural buildings.

2.36 The plan shows the extensive existing residential areas within Rayleigh to the west and Hockley to north/north-east. The settlements are connected by linear development along High Road. The residential areas contain typical associated facilities, such as green open spaces, retail and employment uses.

2.37 The majority of land use around the settlement is agricultural. The Hockley Woods complex forms a substantial area of publicly accessible woodland adjacent to the site, however Whitbread’s Wood remains private.

KEY

MOJ ESTATE

RESIDENTIAL

AMENITY / GREEN SPACE

AGRICULTURAL

RETAIL

EMPLOYMENT

EDUCATION

SECURE RESIDENTIAL INSTITUTION

WOODLAND

FIGURE 2.3 LAND USE


PUBLIC RIGHTS OF WAY2.38 The site is surrounded by a comprehensive network of public rights of way (PROW).

2.39 A PROW runs from High Road down Bullwood Hall Lane and then along the western edge of the site and creates potential for public views into the site along its length.

2.40 A second PROW runs along the southern edge of the site and forms a connection to Bull Lane to the south and Hockley Woods. This footpath also has the potential for visual connections to any future development within the site. This local route also forms a connection to the Roach Valley Way, a long distance recreational route around south-east Essex.

2.41 Further local routes to the west of the site form minor connections between dwellings within Rayleigh, and also allow potential views east towards the site.

2.0 CONTEXTACCESS AND MOVEMENT

KEY

MOJ ESTATE

MAJOR ROAD

SECONDARY ROAD

MINOR ROAD

FOOTPATH

BRIDLEWAY

RECREATIONAL ROUTE

CONNECTION TO HOCKLEY WOODS FOOTPATHS

RAIL LINE

RAIL STATION

FIGURE 2.4 ACCESS AND MOVEMENT


2.0 CONTEXTTOWNSCAPE CHARACTER

FIGURE 2.5 TOWNSCAPE CHARACTER

KEY

MOJ ESTATE

VILLAGE/TOWN CENTRE CHARACTER

SUBURBAN CHARACTER

SEMI-RURAL CHARACTER

FARMSTEADS


TOWNSCAPE CHARACTER2.42 The site is situated between the market town of Rayleigh to the west and the village of Hockley to the east.

2.43 The site lies approximately 1 mile from the centre of Rayleigh, and 0.8 miles from the centre of Hockley.

2.44 The surrounding townscape character is predominantly suburban with a mix of detached and semi-detached dwellings. The suburban areas are characterised by the following key characteristics:

- Minimal variation of building orientation within the plot.

- Medium/high densitiy.

- Infrequent grass verges along streets.

2.45 A semi-rural character defines the development along the B1013 which links the site to the adjacent settlements. This character also describes the existing residential development within the site along Bullwood Hall Lane The semi- rural character is defined by the following key qualities:

- Lower density than the suburban character areas.

- Predominantly detached dwellings in large plots.

- Varied buidling styles

- Variation in set back from the street and orientation of dwelling within the plot, creating a less unform streetscape.

- Grass verges along the streets.

2.46 Rural farmsteads are located within the surrounding Green Belt land. Rural farmsteads are characterised by large dwellings with associated outbuildings in large plots of land.

RESIDENTIAL TYPOLOGIES2.47 The surrounding townscape is a mix between early-mid c20th and mid-late c20th typologies.

2.48 The existing dwellings within the site fall within the mid-late c20th typology.

2.49 Dwellings along Bullwood Hall Lane exhibit a mix of styles due to organic development.


VILLAGE/TOWN CENTRE CHARACTER SUBURBAN CHARACTER

SEMI-RURAL CHARACTER FARMSTEADS


2.0 CONTEXTRESIDENTIAL TYPOLOGIES

FIGURE 2.6 RESIDENTIAL TYPOLOGIES

KEY

MOJ ESTATE

PRE-C20TH

EARLY-MID C20TH

MID-LATE C20TH


Large detached houses on Bullwood Hall Lane

Existing houses on the site Hockley centre

Old Spa House, Hockley

Bullwood Hall


Detached early-mid c20th

Detached mid-late c20th

Semi-detached mid-late c20th

Semi-detached early-mid c20th

Rayleigh centre


LANDSCAPE CHARACTER2.50 The site lies within the eastern fringes of National Character Area 111: Northern Thames Basin, as defined by Natural England. The Northern Thames Basin is a diverse area which extends from Hertfordshire in the west to the Essex coast in the east. It is separated from the North Sea and Thames Estuary by a narrow band of land that makes up the Greater Thames Estuary National Character Area (NCA).

Key Characteristics:

• The landform is varied with a wide plateau divided by river valleys. The prominent hills and ridges of the ‘Bagshot Hills’ are notable to the north-west and extensive tracts of flat land are found in the south.• Characteristic of the area is a layer of thick clay producing heavy, acidic soils, resulting in retention of considerable areas of ancient woodland. • Areas capped by glacial sands and gravels have resulted in nutrient-poor, free-draining soils which support remnant lowland heathlands, although these are now small. Areas that have alluvial deposits present are well drained and fertile. • A diverse landscape with a series of broad valleys containing the major rivers Ver, Colne and Lea, and slightly steeper valleys of the rivers Stour, Colne and Roman. Numerous springs rise at the base of the Bagshot Beds and several reservoirs are dotted throughout the area. • The pattern of woodlands is varied across the area and includes considerable ancient semi-natural woodland. Hertfordshire is heavily wooded in some areas, as are parts of Essex, while other areas within Essex are more open in character. Significant areas of wood pasture and pollarded veteran trees are also present. • The field pattern is very varied across the basin reflecting historical activity. Informal patterns of 18th-century or earlier enclosure reflect medieval colonisation of the heaths. Regular planned enclosures dating from the Romano-British period are a subtle but nationally important feature on the flat land to the south-east of the area. In the Essex heathlands 18th- and 19th-century enclosure of heathlands and commons followed by extensive 20th-century field enlargement is dominant. • Mixed farming, with arable land predominating in the Hertfordshire plateaux, parts of the London Clay lowlands and Essex heathlands. Grasslands are characteristic of the river valleys throughout. Horticulture and market gardening are found on the light, sandy soils of former heaths in Essex, particularly around Colchester, along with orchards, meadow pasture and leys following numerous narrow rivers and streams. • The diverse range of semi-natural habitats include ancient woodland, lowland heath and floodplain grazing marsh and provide important

habitats for a wide range of species including great crested newt, water vole, dormouse and otter.• Rich archaeology including sites related to Roman occupation, with the Roman capital at Colchester and City of St Albans and links to London. Landscape parklands surrounding 16th- and 17th-century rural estates and country houses built for London merchants are a particular feature in Hertfordshire.• The medieval pattern of small villages and dispersed farming settlement remains central to the character of parts of Hertfordshire and Essex. Market towns have expanded over time as have the London suburbs and commuter settlements, with the creation of new settlements such as the pioneering garden city at Welwyn and the planned town at Basildon.• Brick-built dwellings are characteristic from the late 17th century onwards. Prior to this dwellings and farm buildings tended to be timber built with weatherboarding, now mainly painted white but traditionally black or tarred, and whitewashed plaster walls.

Statement of Environmental Opportunity

2.51 SEO 1: Manage rivers and river valleys to protect and improve water quality and help to alleviate flooding in the downstream urban areas, while also helping to improve aquifer recharge and provide a sufficient store of water to meet future need, especially with predicted climatic changes. Conserve the riparian landscapes and habitats, for their recreational and educational amenity for their internationally significant ecological value.

2.52 SEO 2: Manage the agricultural landscape and diverse range of soils which allow the Northern Thames Basin to be a major food provider, using methods and crops that retain and improve soil quality, water availability and biodiversity.

2.53 SEO 3: Protect and appropriately manage the historic environment for its contribution to local character and sense of identity and as a framework for habitat restoration and sustainable development, ensuring high design standards (particularly in the London Green Belt) which respect the open and built character of the Thames Basin. Enhance and increase access between rural and urban areas through good green infrastructure links to allow local communities recreational, health and wellbeing benefits.

2.54 SEO 4: Manage and expand the significant areas of broadleaf woodland and wood pasture, and increase tree cover within urban areas, for the green infrastructure links and important habitats that they provide, for the sense of tranquillity they bring, their ability to screen urban influences and their role in reducing heat island effect and sequestering and storing carbon.

National Character Area 81: Greater Thames Estuary lies to the immediate east of the site. It is predominantly a remote and tranquil landscape of shallow creeks, drowned estuaries, low-lying islands, mudflats and broad tracts of tidal salt marsh and reclaimed grazing marsh that lies between the North Sea and the rising ground inland. It forms the eastern edge of the London Basin and encompasses the coastlines of South Essex and North Kent, along with a narrow strip of land following the path of the Thames into East London.

2.55 The Essex Landscape Character Assessment. Final Report. (Chris Blandford Associates, 2003) forms part of the evidence base for the Local Development Framework, and supports the emerging policies and proposals. The Assessment defines a series of Landscape Character Types, and the site lies within a Landscape Types entitled ‘Urban Landscapes”. According to the Assessment, these are extensive areas that are dominated by urban land uses so that they can be recognised as a distinct landscape division. They are not completely built-up, and include distinctive, but fragmented, areas of open space that help break up and give character and structure to the surrounding built form, such as formal parks and gardens, allotments, playing fields and, areas of ‘encapsulated countryside’. Urban fringe countryside of mixed land use around the settlements is also included.

2.56 The key characteristics of this division can be summarised as:• Very large areas of 20th century residential and commercial developments, usually surrounding a historic core, and/or enveloping former villages.• Visual dominance of an urban skyline.• Integral open spaces important for informal/formal recreation and/or wildlife, and which act as green lungs.• Influence of water, with river valley or large coastal estuary locations, often with an associated gently undulating landform.

2.57 The Urban Landscapes comprise four Landscape Character Areas within the study area. The site lies within area G3 South Essex Coastal Towns.

Key Characteristics:• Large areas of dense urban development.• Strongly rolling hills with steep south and west facing escarpments covered by open• Grassland or a mix of small woods, pastures and commons.• Extensive flat coastal grazing marshes in the south adjacent to the Thames Estuary.• Large blocks of woodland in the centre of the area.• Narrow bands and broader areas of gently undulating arable farmland,

2.0 CONTEXTLANDSCAPE AND OPEN SPACE


Basildon and in the Wickford and Rochford areas.

2.61 Farming pattern- Arable farmland associated with flat to gently undulating land, pasture more common on steeper slopes.- Extensive coastal grazing marsh between Canvey and Basildon.

2.62 Woodland/tree cover- High concentration of woodland in the Thundersley/South Benfleet, Daws Heath and- Hockley areas and around the Langdon Hills, including small and large blocks of interlocking deciduous woodland. Some secondary woodland associated with previous plotland areas. - Absence of woodland/trees on the flat low lying marshes.- Small, very dispersed woods and copses in the west of the area.- Southend has many avenue trees. Basildon New Town has extensive landscaping. Settlement pattern and built form- Urban settlements cover a very large area.- Basildon New Town occupies gently undulating land to the south and east of the steeperLangdon Hills. Distinct pattern of compact residential neighbourhoods, industrial areas, town centre interspersed with broad corridors of green space along the roads, and a number of large parks and playing fields.- Southend on Sea, and its associated neighbourhoods is the largest urban

area with a dominant grid pattern of streets running parallel and at right angles to the contours. Dense urban form, but with some large parks and open spaces.- Rayleigh, Hockley and Wickford are principally dormitory towns with a more varied urban form, and street pattern. Housing areas sometimes are visually prominent wrapping over hillsides and valleysides.- Canvey Island is on flat low lying land and has a grid street pattern, with a network of draining dykes within the built form.

2.63 Landscape ConditionThe condition of the settlement is very mixed. Poor quality intrusive commercial ‘shed’development is common within the area.The condition of the woodlands and hedgerows is moderate

Past, Present and Future Trends for Change• The area has been subject to very significant change in the 20th Century, with massive expansion of urban areas, and urban development pressure is likely to be a significant ongoing trend.• Areas where traditional landscape character survives well, such as the Upper Roach Valley, the Crouch Valley, the Thames Marshes, Langdon Hills and Dunton Ridges need particular protection from landscape or development change. • Recreational pressures are also likely.

2.0 CONTEXTLANDSCAPE AND OPEN SPACE

with a remnant• Hedgerow pattern, separating some of the towns.• Particularly complex network of major transportation routes.• Pylon routes visually dominate farmland in the A130 corridor.

Overall Character2.58 The South Essex Coastal Towns is an area of very mixed character, but unified by the overall dominance of urban development, with frequent views of an urban skyline. The major towns spread over gently undulating or flat land, but locally extend over prominent ridgelines and hillsides as well. A distinctive steep sided south facing escarpment between Hadleigh and Basildon retains significant areas of open grassland, as well as a patchwork of small woods, including woods on former plotlands and small pastures. Contrasting flat coastal grazing marsh lies to the south. In some parts such as south of Hadleigh, and around Hockley, the urban form is softened by very large woodlands and the Roach Valley is largely undeveloped.

2.59 However, many residential and industrial edges with areas of adjacent open arable farmland are hard and abrupt with few hedgerows and woodlands remaining.

Character Profile2.60 Landform- Very varied topography.- Flat low lying land south east of Basildon, around Canvey Island and Rochford, and east of Southchurch.- Steep south and west facing ridges/escarpments from Leigh on Sea to Benfleet extending around to Rayleigh/Hockley, tailing out towards Southminster. Moderate to steep escarpment south and south east of Basildon.- Gentle-moderately undulating land in the remainder of the area. Semi-natural vegetation- Coastal grazing marshes, reedbeds marsh, extensive areas of ancient woodland including sessile oak woods, some unimproved meadows.Pattern of field enclosure- Varied field pattern.- Small irregular fields bounded by straight and winding ditches on the marshlands.- Small to medium size semi-regular hedged fields, sometimes bounded by woodland, inSouth Benfleet, Hadleigh, Daws Heath, Hockley areas. Some parts with larger fields where hedgerow pattern has been lost.- Regular large size fields with fragmented hedgerow pattern north of

G3 South Essex Coastal Towns

FIGURE 2.7 WIDER LANDSCAPE CHARACTER


3.0 SITE ANALYSISHISTORICAL ANALYSIS

HISTORIC DEVELOPMENT3.1 Hockley Woods are a contiguous group of ancient coppice woodlands, and an established landscape feature on the eastern boundary of the site.

3.2 The 1874 map shows Turret House to the west of the site and surrounding agricultural land with scattered farmsteads. Bullwood House, a private residence, is evident on the site from the 1890s. The late 19th century also saw the arrival of the GER Southend rail line, through Rayleigh and Hockley.

3.3 In the early 20th century, scattered residential development focussed along established routes including Hockley Road / High Road. The site lies between the two settlements of Hockley and Rayleigh with land immediately surrounding the site remaining as agricultural land. Historic field boundaries are still evident.

3.4 Further expansion of both Hockley from the east and Rayleigh from the west took place during the mid - late 20th century. Individual properties of varied ages have been introduced along Bullwood Hall Lane which leads to the site.

3.5 The Bullwood House estate was purchased by the Prison Commissioners in the 1955 and the prison was built in the grounds, opening in the 1960s.

FIGURE3.1 HISTORIC DEVELOPMENT

1874

19601938-47

1897-98

1973-76


3.0 SITE ANALYSISTECHNICAL CONSTRAINTS

ECOLOGY3.6 Ecology Solutions have carried out ecological surveys and will report the finding in full as part of the application submission.

3.7 The initial report concludes that the area currently being suggested for redevelopment lies within the PDL therefore issues of direct habitat loss or damage are unlikely to be relevant. However, a suitable mitigation strategy will be devised to address any potential impact.s

3.8 The findings to date are that the majority of habitats found on the site, such as amenity grassland, scrub amenity planting is of negligible ecological value. However habitats such as the woodland and semi-improved grassland are of greater interest. As development is only proposed within the PDL, only indirect affects on habitats need to be considered, and any impacts mitigated on site.

3.9 The report concludes overall that, subject to appropriate mitigation, there are not considered to be any overriding ecological reasons why the site could not be redeveloped. Subject to the findings of further survey work, the redevelopment and wider site would reasonably be expected to offer sufficient opportunities to mitigate against any loss of habitats and ecological features required to facilitate the proposed scheme.

FLOOD RISK3.10 A flood risk assessment of the site has been carried out by BWB Consulting.

3.11 The site lies within the EA’s Flood Zone 1 according to the Agency’s web based indicative flood map and is therefore considered to be land at low risk of river flooding.

3.12 The flood risk associated with both on-site and off-site surface water runoff, groundwater and flood risk from artificial drainage systems and reservoirs have all been assessed as low. Run-off from house plots will be directed to SUDS such as soakaways and an infiltration basin/attenuation pond located to the south.

UTILITIES3.13 Sufficient infrastructure is in place to support the new development. Further information is provided within the Statutory Utilities Assessment in Appendix B.

FIGURE3.2 ECOLOGICAL FEATURES


3.0 SITE ANALYSISSITE FEATURES

FIGURE 3.3 SITE FEATURES

SITE FEATURES3.14 The topography of the site provides a level change between approximately 77.5 AOD at the northernmost point to approximately 60 AOD at the south eastern corner.

3.15 The existing buildings are located at the centre of the site, and are relatively well screened by the existing landscape features of ancient woodland and trees. Buildings range in height from single storey (approximately 3m) to 3 storey plus (approximately 12m). In addition, the existing security fence extends to approximately 6m in height.

3.16 The site contains a vehicular access to the north, joining the B1013 High Road.

3.17 Bullwood Hall forms a key built feature within the site and is locally listed but currently in a poor state of repair. The Hall sits within a centrally located green open space, which contains mature trees of value (to be retained).

3.18 A public right of way runs down Bullwood Hall Land and then along the western boundary, joining a second right of way running along the southern boundary of the site.

3.19 Views into the site exist from these routes between gaps in the boundary trees.

Archaeology

3.20 An archaeological desk based assessment of the site has been carried out in April 2015 by the Heritage Collective. The assessment concludes that the site has low potential for encountering remains from all periods although the potential for recovering unstratified finds from the prehistoric and Roman periods is considered to be moderate. There is no clear evidence for sedentary occupation of the study site prior to the late 19th century when Bullwood House (Hall) was established and consequently the principal activities are likely to be agricultural in nature.

Arboriculture

3.21 A tree survey was carried out in November 2014 by Arbtech, the findings of which are illustrated in the site features plan. A total of one hundred and fifty nine (159) individual trees and fifty four (54) groups of trees and major shrub groups were surveyed. Due to the location of the proposed new development within the PDL, the report accompanying the tree survey concludes that it is likely that arboricultural impacts can be addressed with arboricultural methodology or minor amendments to the proposal.

EXTENT O

F TREE SURVEY

EXTENT OF TREE SURVEY

THE DEVELOPMENT SITES

MOJ ESTATE

PREVIOUSLY DEVELOPED LAND

TOPOGRAPHY

EXISTING WOODLAND

PUBLIC RIGHT OF WAY

VIEWS

CATEGORY A TREES

CATEGORY B TREES

CATEGORY C TREES

CATEGORY U TREES

CATEGORY A TREE GROUP

CATEGORY B TREE GROUP

CATEGORY C TREE GROUP

CATEGORY U TREE GROUP

KEY

POND

SAPLING PLANTING

TPO/100/08

1 STOREY

2 STOREYS

3 STOREYS

3+ STOREYS


3.0 SITE ANALYSISVIEWS

FIGURE 3.4 SITE VIEWS

Key View1

2

1

3 4

5

6

7

8

9

10

11

12

SITE VISIBILITY3.22 The site has very limited visibility from the surrounding context. It is visually contained by Hockley Wood to the east and by agricultural land to the west and south, which has restricted public accessibility. In addition, the site is set back from High Road which further limits visibility. Long-range, elevated views are not available due to the relatively flat ground levels surrounding the site.

3.23 This small visual envelope limits potential for visual impacts as a result of new development within the site, which in any event will be significantly lower in height than existing buildings.

3.24 The views have been assessed in accordance with the Guidelines for Landscape and Visual Impact Assessment (Third Edition), IEMA, 2013 (referred to hereafter as the Guidelines). The assessment included both a desk-based analysis and on-site field study and observation. An initial desk study of the area, with reference to topographic data and aerial photographs, was used to determine the theoretical zones of visual influence (TZVI), i.e. areas of land that are visually connected to the site. The principal views of the site were determined in the field, with particular emphasis on checking potential visual receptor areas such as public footpaths, principal vehicular routes and residential areas.

3.25 Representative viewpoints were identified which were considered to be of particular significance in terms of providing a range of views of the site and where development would have the potential to affect their character and quality.

3.26 Photographs of each of the principal viewpoints were taken by a professional photographer using a fixed lens camera. The camera lens had a focal length equivalent to 50mm, i.e. similar to that seen with the naked eye. Where panoramic views were taken, the individual frames were stitched together in accordance with the Guidelines.

3.27 There area total of 12 key viewpoints, and their locations are illustrated in Figure 3.3 opposite.

3.28 A three-stage assessment process has been adopted for this visual assessment, in accordance with the Guidelines:

1 Sensitivity of Receptors

3.29 The sensitivity of receptors has been assessed by undertaking an appraisal of the value of views, in relation to an assessment of each receptor’s susceptibility to change for the type of development proposed.



VIEW 1

VIEW 2

VIEW 3

2 Magnitude of Effects

3.30 The assessment of the magnitude of effects combines an assessment of the size or scale of effects likely to arise on the views, with an assessment of the geographical extent over which those effects are likely to be experienced and their duration and potential reversibility.

3 Significance

3.31 The significance of likely landscape and visual effects has been judged by assessing the sensitivity of receptors in relation to the magnitude of effects, for example, a moderate to high magnitude of effect on a highly sensitive receptor is likely to be significant, whereas a similar effect on a receptor of lower sensitivity is less likely to be significant.

VISUAL IMPACT ASSESSMENTVIEWPOINT 1

Location: Bullwood Hall Lane (north)

3.32 Sensitivity of Visual Receptors: Visual receptors will be users of the public right of way which runs along the Lane, and residentsof dwellings on Bullwood Hall Lane. Visual receptors will be focussed on the landscape and highly sensitive to change.

3.33 Predicted Magnitude of Change: Long range views of the existing prison complex are currently available and negatively impact on the character of the view. Existing landscape will provide significant visual screening of the proposed new development. Glimpsed views of new housing will be more in keeping with the residential character of the view. The magnitude of change is predicted to be minor.

3.34 Significance: The change to a residential scale of development, along with the proposed new tree planting is predicted to result in a positive change to the character of the view for existing residents and users of the public right of way. The overall significance of the view is therefore predicted to be minor beneficial, which is not significant in relation to EIA guidelines.

VIEWPOINT 2

Location: Bullwood Hall Lane (mid-point)

3.35 Sensitivity of Visual Receptors: Similar to viewpoint 1, visual receptors will be users of the public right of way which runs along the Lane, and



VIEW 4

VIEW 5

VIEW 6

residents accessing dwellings. Visual receptors will be focussed on the landscape and highly sensitive to change.

3.36 Predicted Magnitude of Change: Existing landscape will provide visual screening of the proposed new development. Glimpsed views of existing development within the site are currently available and influence the character of the view. The magnitude of change is therefore predicted to be minor.

3.37 Significance: The change to a residential scale of development, along with the proposed new tree planting is predicted to result in a positive change to the character of the view for existing residents and users of the public right of way. The overall significance of the view is therefore predicted to be minor beneficial, which is not significant in relation to EIA guidelines.

VIEWPOINT 3

Location: Bullwood Hall Lane

3.38 Sensitivity of Visual Receptors: Visual receptors will primarily be residents of dwellings, along with users of the public right of way. Visual receptors will be focussed on the landscape and highly sensitive to change.

3.39 Predicted Magnitude of Change: The existing trees and landscape will be retained. New dwellings will sit alongside the existing, resulting in a perceivable change. However, the existing character of the view is likely to be retained. The magnitude of change is therefore predicted to be minor.

3.40 Significance: Glimpsed views of new dwellings and associated parking courts will result in a small improvement to the view. The overall significance of the view is therefore predicted to be minor beneficial, which is not significant in relation to EIA guidelines.

VIEWPOINT 4


3.41 Sensitivity of Visual Receptors: The viewpoint is not located on a public right of way, or on an access route to existing dwellings. The sensitivity of any visual receptors has therefore been assessed as low.

3.42 Predicted Magnitude of Change; The existing mature trees and landscape will be retained within the proposals. Low quality buildings associated with the former prison use will be removed as part of the redevelopment. Glimpsed views of the new dwellings will potentially be available. The magnitude of change is therefore predicted to be minor



VIEW 7

VIEW 8

VIEW 9

3.43 Significance: Retention of existing landscape elements and removal of existing low quality buildings associated with the former prison usage will result in a minor improvement to the view. The overall significance is therefore predicted to be minor beneficial, which is not significant in relation to EIA guidelines.

VIEWPOINT 5



3.45 Predicted Magnitude of Change: The former Hall will be retained and renovated for residential use. The Hall is currently in a degraded condition but is locally listed. Retention of existing landscape elements and removal of existing low quality buildings associated with the former prison usage will result in a minor improvement to the view. Existing low quality buildings associated with the former prison use will be removed as part of the redevelopment. The renovation of the former Hall will result in significant improvements to the view. Glimpsed views of the new dwellings will potentially be available. The magnitude of change is therefore predicted to be moderate.

3.46 Significance: The overall significance is predicted to be moderate beneficial, which is not significant in relation to EIA guidelines.

VIEWPOINT 6



3.48 Predicted Magnitude of Change: The existing view incorporates a low quality area of hardstanding and visually poor high boundary fencing associated with the former prison. Mature trees form high quality landscape elements in the view. The view is predicted to change significantly as a result of the proposed development, with removal of hard standing and fencing, and replacement with new dwellings and associated landscape, boundaries and infrastructure. Existing mature trees will be retained. The magnitude of change is therefore predicted to be major.

3.49 Significance: The removal of low quality, visually poor elements and replacement with new housing, set within a positive landscape setting



VIEW 10

VIEW 11

VIEW 12

will result in a major beneficial impact on the view, which is moderately significant.

VIEWPOINT 7

Location: Public right of way along the site’s western boundary.

3.50 Sensitivity of Visual Receptors: Visual receptors will be users of the public right of way who will be focussed on the landscape and highly sensitive to change.

3.51 Predicted Magnitude of Change: Views are currently limited by existing tree cover and vegetation along the route of the public footpath. However, slightly elevated, glimpsed views are available of the existing prison compound. Buildings and high perimeter fencing appear incongruous in the mature landscape setting. The proposed redevelopment is likely to result in glimpsed views of new dwellings, set within a strong landscape framework. Existing mature tree cover will be retained. The magnitude of change is therefore predicted to be minor.

3.52 Significance: Gardens around new dwellings and more subtle boundary treatments will allow the new development to appear embedded in surrounding landscape, resulting in a minor beneficial enhancement, which is moderately significant.

VIEWPOINT 8

Location: Public right of way along the site’s southern boundary.


3.54 Predicted Magnitude of Change: Long range views of the existing prison complex, including the high secure boundary are currently partially available and appear incongruous within the landscape. New housing will be lower in height with softer boundaries and a strong landscape setting. The magnitude of change is predicted to be minor.

3.55 Significance: The change to a residential scale of development, along with the proposed new tree planting is predicted to result in a positive change to the character of the view for users of the public right of way. The overall significance of the view is therefore predicted to be minor beneficial, which is not significant in relation to EIA guidelines.

VIEWPOINT 9

Location: Public right of way to the south-west of the site.




3.57 Predicted Magnitude of Change: The view is open and rural in character. Glimpsed views of the existing prison comple are available, but largely obscurred and unobtrosive within the view. The change to a more residential scale of development is predicted to prevent views from this viewpoint location. The magnitude is therefore predicted to be ‘no change’.

3.58 Significance: The overall significance is predicted to be not significant.

VIEWPOINT 10

Location: Public right of way to the west of the site.

3.59 Sensitivity of Visual Receptors: V isual receptors will be users of the public right of way who will be focussed on the landscape and highly sensitive to change.

3.60 Predicted Magnitude of Change: The existing view is open and rural in character. Views of the site are obscurred by intervening trees and landform. The predicted magnitude is therefore predicted to be ‘no change’.

3.61 Significance:The overall significance is predicted to be not significant.

VIEWPOINT 11

Location: View east/north-east along High Lane at the site entrance

3.62 Sensitivity of Visual Receptors: The viewpoint represents a travelling view experienced by visual receptors travelling past the site entrance in their cars. Their sensitivity will be medium. Visual receptors will also include local residents who will be highly sensitive to visual change.

3.63 Predicted Magnitude of Change: The access will be retained with potential enhancement works to facilitate access. The existing character of the view will be retained. The magnitude of change is therefore predicted to be netural.


VIEWPOINT 12

Location: View south along High Lane at the site entrance

3.65 Sensitivity of Visual Receptors: The viewpoint represents a travelling view experienced by visual receptors travelling past the site entrance in their cars. Their sensitivity will be medium. Visual receptors will also include local residents who will be highly sensitive to visual change.

3.66 Predicted Magnitude of Change: The access will be retained with potential enhancement works to facilitate access. The existing character of the view will be retained. The magnitude of change is therefore predicted to be netural.


SUMMARY

3.68 The majority of the identified principal viewpoints have been identified as ‘high’ in terms of the sensitivity of the receptor, i.e. those experiencing the view, due to the location of views on local footpath routes, and from residential properties.

3.69 A total of 8 out of the 12 identified viewpoints have been predicted as likely to result in a positive change to the character and quality of the view as a result of the proposed development. This is due to the reduced scale of the proposed housing in relation to the existing prison complex, and the removal of visually poor elements of hard standing and security fencing currently remaining on site.

3.70 In addition, existing tree cover will be retained and enhanced with additional planting. The tree cover provides significant visual screening of existing development.

3.71 The remaining four views have been identified as likely to result in either ‘no change’ or be ‘neutral’ in terms of visual impact. There are not predicted to be any negative visual impacts as a result of the proposed development.


4.0 MASTERPLANVISION

CHARACTER AREAS MOVEMENT AND CONNECTIVITY DEVELOPMENT BLOCKS

FIGURE 4.1 CHARACTER AREAS FIGURE 4.3 DEVELOPMENT BLOCKSFIGURE 4.2 MOVEMENT AND CONNECTIVITY

4.1 The creation of character areas informed from the surrounding landscape features influences the design of the built form. The following character areas have been identified:

• Parkland Edge - with views over the surrounding open space

• The Lane - development spine with a stronger sense of order

• Woodland Edge - soft edge facing onto the surrounding ancient woodland

• Wooded Enclaves - blending into the existing development

• Converted Hall - historic building within established landscape

4.2 The primary route runs from the main vehicular access gateway with the B1013 down through the site.

4.3 Smaller gateways to development areas exist along the primary route.Semi-private driveways act as secondary routes from the primary route.

4.4 Potential for footpath link to Hockley Woods.

4.5 The proposed development blocks have been defined from the landscape constraints and proposed movement framework.

4.6 Proposed development has been constrained to existing developed land.

WOODED ENCLAVES

PARKLAND EDGETHE LANE

WO

ODLAN

D EDGE

CONVERTED HALL


4.0 MASTERPLANVISION

OUTWARD FACING DEVELOPMENT CONTAINMENT

FIGURE 4.4 OUTWARD FACING DEVELOPMENT FIGURE 4.5 CONTAINMENT FIGURE 4.6 URBAN GRAIN

URBAN GRAIN

4.7 Where applicable, proposed development blocks will be outward facing to embrace the surrounding landscape assets. Where blocks overlook open space, this creates a perception of safety and observation.

4.8 Proposed development blocks are contained within the surrounding landscape, due to strong woodland edges and tree groups providing visual barriers. The development has a feel of enclosure within the landscape, as opposed to affecting an open landscape character.

4.9 A landscape buffer helps blend the site into the surrounding parkland to the south where a gap in the woodland exists.

4.10 A landscape link connects the development area directly into the surrounding woodland.

4.11 Proposed development is located on previously developed land.

4.12 Development is proposed at a density of 16 dwellings per hectare.

4.13 A higher density is proposed to the west of the site where dwellings currently exist.

4.14 Development looks to sympathetically blend the boundary with the surrounding landscape assets.


4.0 MASTERPLANPARAMETERS

FIGURE 4.7 PARAMETERS

Potential footpath link

Conversion of Bullwood Hall


4.0 MATERPLANINDICATIVE LAYOUT

FIGURE 4.8 INDICATIVE LAYOUT

4.15 An indicative site layout is illustrated in Figure 4.7 opposite. The layout reflects the principles identified in Section 4.0 Vision and the Parameters Plan. The key elements of the masterplan are described below.

Design principles

1. A landscape buffer around the southern and south-western edges of the former prison site will embed the proposed development into the surrounding landscape, and filter any potentially sensitive views towards the site from the surrounding footpath network. The buffer will also contribute positively to the creation of green corridors through the wider site, connecting with Hockley Wood to the east. This will create the potential for enhanced habitat and ecological potential. A green buffer around the site’s eastern edge will create a buffer between the new development and Whitbread Wood.

2. The proposed development draws from surrounding townscape , in particular the semi-rural townscape character defined along the B1013 High Road and along Bullwood Hall Lane. The development consists of detached dwellings within the former prison compound site. Large front gardens and tree planting reflect the semi-rural characteristics. Car parking is predominantly accommodated within plots, minimising visual clutter from parked vehicles. To the western edge of the site, the form of development responds to the existing dwellings and former hostel block, and reflects the suburban character within the site’s wider context. Density is higher and plot sizes smaller, with shared parking areas creating a more suburban character.

3. A strong green linkage has been created through the site, on an east-west axis, which forms a visual and physical linkage between agricultural land and mature trees to the west/north-west, open amenity space and mature trees to the centre of the site, with Hockley Woods to the east. The green linkage is formed by tree planting and landscape within the streetscape, and contributes positively to the creation of a clearly defined character to the development.

4. The proposed development aims to protect the openness of the green belt through the creation of clearly defined edges to the development, in the form of hedgerows and landscape buffers. The semi-natural open space within the centre of the site will also be retained, and will form a landscape setting to the retained former Bullwood Hall.

5. Areas of open space create potential for informal play opportunities. The adoption of shared surface principles also creates the opportunity for residents to utilise the streetscape for gathering and play. The masterplan layout also creates the potential for pedestrian linkages from the site to the surrounding footpath network.

6. The proposed development includes the retention of existing trees, which are considered to be of considerable amenity and habitat value, and form the landscape structure within which the development is embedded.

7. New planting is proposed to create a strong landscape framework to ensure that the new development is embedded within the surrounding landscape context, and create an attractive environment in which to live, ensuring the long-term sustainability of the site.


5.0 CONSULTATION

Pre-Application and Consultation Process

5.1 The former Bullwood prison site was decommissioned by the Ministry of Justice and closed on the 28th March 2013. A Planning Information Document was prepared by JLL and agreed by Rochford District Council to accompany the marketing of the site in October 2013. The illustrative masterplan for the site has been based upon the key planning parameters from the PID.

5.2 As part of the due diligence in acquiring the site and developing the proposed scheme, Harrow Estates initially consulted with immediate local residents on Bullwood Hall Lane. Technical advice was also sought from Planning Officers at Rochford District Council, Highway Officers at Essex County Council and Natural England.

5.3 Key dates the applicant specifically engaged with the LPA and immediate local residents include:

March 2014 - Initial meeting with and Local Planning Authority (LPA) (John Whitlock and Mike Stranks);

June 2014 – Email correspondence with local Ward Councillors Hayter, Sperring and Maddocks proposing a meeting. Initially Councillor Hayter accepted but then all declined unless planning officers were involved in the meeting;

July 2014 – Formal pre-application meeting with LPA (including Mike Stranks) to discuss the key planning issues for consideration.

August 2014 – Harrow Estates send written correspondence to the 7 properties immediately adjacent to the prison inviting them to meet. In the same month Harrow Estates visited 6 properties spending 45 minutes to an hour each listening to their views and any concerns (except No.5). Contact was also made with residents at the northern end of the lane including Whitbreds.

Sept 2014 – Correspondence and further meetings with local residents on Bullwood Hall Lane including North Lodge, South Lodge and Fremlins.

October 2014 – Discussions with 1 & 2 Turret Cottages as Harrow Estates investigate the prospect of an alternative access – also discussed with the LPA.

February 2014 – Discussions with LPA to agree scope of supporting information for the Outline Planning Application, Officer feedback on illustrative masterplan layout, and submission of Environmental Impact Assessment (EIA) Screening Opinion Request.

March 2014 – Pre-application meeting with LPA and public exhibition event.

Public Exhibition

5.4 A public exhibition was held on Tuesday 16 March at Hockley Parish Hall between 2pm and 8pm.

5.5 A total of 73 names were recorded on the attendance sheet although it is estimated that more like 100 members of the public attended the event (i.e. some not signing the attendance form at peak times). It was evident those attending were predominantly local residents, general members of the public and Councillors.

5.6 On the actual day, 36 comment cards were handed in. At the time of writing, four further email responses have been received to the dedicated email address set up for the event.

Key Issues Raised

5.7 The Statement of Community Involvement provides an analysis of all comments received to date from the public exhibition - comment cards and emails received.

The key issues raised can be broadly summarised as follows:

• Principle of development - general acceptance in reusing the Prison site for housing and/or residential elderly care facility.

• Scale of development – general support for low density housing with a mix of views on the number and types of houses.

• Access – support for improving the existing visibility splay with others concerned about the width of Bullwood Lane serving the proposed development and passing traffic.

• Highways – general concerns raised regarding the increased traffic onto High Road and highway safety for pedestrians and cyclists.

• Parking – residents immediately adjacent the prison raised concerns with regards the proposed apartment block (on the former Bullwood Hostel site) and potential impact on parking in this location of the site.

• Access to Hockley Woods - support for the retention of woodland and greater public access.

• Provision of community allotments – this was raised by several respondents including the Hockley Parish Council and SE Essex Organic Gardeners.

• Interest from potential purchasers.

5.8 It was evident from the event that whilst on the whole the local community acknowledged the need to use brownfield sites such as the former prison site in delivering housing need, there was concern about the level of development locally, as proposed within the Core Strategy, and the impact on the area’s infrastructure including roads and community facilities such as doctor’s surgeries (e.g. the ability to obtain a doctors appointment). Such concerns are not uncommon for new residential developments. In the case of the former prison site, this would recycle brownfield land reducing the need for greenfield land development.

Summary of Key Changes to Masterplan through the Consultation Process

5.9 A number of changes have been included to the masterplan as a result through the consultation process which include:

• Incorporating designated parking provision to serve the immediately adjoining existing local residents (Nos 1-7) and maintaining rear access to their existing gardens.

• Substituting the apartment block on the former Bullwood hostel to individual dwellings (i.e. 14 apartments to 3 dwellings).

• Widening the size range and mix of properties;

• Providing indicative drawings for the re-use of Bullwood Hall;

• Use of detached garages to address design and parking policies;

• Potential, subject to Council agreement, for a footpath/cycle connection to the Hockley Woods network of paths.

5.10 The proposed changes demonstrate the applicant has responded to the comments raised by those most affected by the proposals and evolved the design to take account of the views of the community. The NPPF identifies that proposals that can demonstrate this in developing the design of new development should be looked upon more favourably.


6.0 URBAN DESIGN FRAMEWORK

KEY

PARKLAND EDGE

THE LANE

WOODLAND EDGE

WOODED ENCLAVES

CONVERTED HALL

6.1 The proposed development can be broken down into a series of four clearly defined character areas. The character areas are characterised by varying urban structure, density, scale and mix of dwellings.

6.2 The key principles of the individual character areas are discussed in more detail in the following pages.

CONVERSION OF THE HALL

6.3 Plans for the refurbishment of Bullwood Hall will be the subject of reserved matters. However, plans enclosed within Appendix A show how the Hall could be converted to three homes.

NEW BUILD RESIDENTIAL

6.4 The indicative masterplan shows how a total of up to 60 homes, including conversion of the Hall, could be accommodated on the site. Final numbers will be determined st reserved matters stage. The layout shows a range of 3 to 4/5 bed homes at a density of around 22-23 per hectare. The illustrative layout reflects the requirements of:-

• Core Strategy Policies: H5 Dwelling Types; H6 Lifetime Homes; T8 Parking; CLT5 & 7 Open Space & Play.

• Development Management Policies: DM1 Design of New Development; DM2 Density; DM4 Habitable Floorspace; DM 25 & 26 Retention of Trees; DM30 Car Parking.

• Parking Standards Design and Good Practice SPD.

• Essex Design Code.

FIGURE 6.1 URBAN DESIGN FRAMEWORK

1

52 3

4


7.0 CHARACTER AREASPARKLAND EDGE

7.1 The ‘Parkland Edge’ character area provides the western boundary to the former prison site. The area draws character from its boundary to the adjacent open space.

Townscape Principles

1. Proposed dwellings are set back from the boundary to soften the development edge.

2. Dwellings face out of the development block, overlooking the green space to provide an attractive frontage.

Landscape Principles:

3. The south western boundary with the green belt provides a sympathetic edge through creation of a landscape buffer to ensure the open character of the green belt is not negatively affected. The landscape buffer also forms a green corridor which has potential to contribute positively to the overall habitat value within the site and site context.

4. Potential for a pedestrian route from the south-western corner of the site to connect with the existing surrounding public right of way network.


7.0 CHARACTER AREASTHE LANE

7.2 ‘The Lane’ character area provides the spine of development on the former prison site.


1. Proposed dwellings are located on both sides of the primary route, with housing fronting the street.

2. Dwellings are detached and set back from the street allowing private driveways and front garden space.

3. Interest along the streetscape has been provided through non-linear block placement.


4. Front gardens of varying sizes contribute to the creation of a green streetscene.

5. Informally placed trees and hedges within front gardens contribute positively to the creation of an attractive streetscene, and to the creation of a clearly identified character to the development.


7.0 CHARACTER AREASWOODLAND EDGE

7.3 The ‘Woodland Edge’ character area bounds the prison site to the east. The character area provides the interface between the development and the adjacent woodland.


1. Dwellings are placed informally within their plots creating variation across the character area.

2. Where possible, dwellings overlook the woodland.

3. Dwellings are set back with front gardens, thus protecting the sensitive woodland from potential impacts.

4. Use of private drives to enable off-street car parking.

5. Use of different surfacing materials to reinforce street hierarchy and aid legibility.


6. A strong landscape buffer creates a transitional area between the developed area and the adjacent sensitive woodland

7. Informal planting creates positive visual amenity from new dwellings, and also potential for informal play and the employment of sustainable urban drainage principles, without impacting on the woodland.


7.0 CHARACTER AREASWOODED ENCLAVES

7.4 The ‘Wooded Enclaves’ form bookends to the existing terrace of houses on the western edge of the site.


1. Higher density, smaller dwellings and apartments to reflect the existing building.

2. More suburban in character, with shared parking areas and small front gardens.

3. Regular placement of dwellings within plots to reflect existing properties and create a unified character area within the site.

4. Enhanced streetscape with improved surfacing, de-cluttering clearly defined boundaries to plots.

5. Orientation of homes to benefit from visual amenity value of existing open space.


6. Addition of new tree and shrub planting to visually ‘break up’ areas of parking.


7.0 CHARACTER AREASCONVERTED HALL

7.5 The ‘Converted Hall’ forms the historic core and focal point at the centre of the site.


1. Potential conversion to provide three homes.

2. Sensitive reuse of historic building.

3. Access to shared communal greenspace.

4. Improvements to streetscape / surfacing using materials which complement the character of the historic building and landscape.


5. Retention and maintenance of established landscape features.

6. New planting to complement the character of the existing landscape.


8.0 LANDSCAPE FRAMEWORK

FIGURE 8.1 LANDSCAPE FRAMEWORK

8.1 The provision of open space within the masterplan has been provided as part of the overall design approach.

General Design Principles

1. Retention of the existing semi-natural amenity green space and mature trees to the centre of the site to provide opportunities for informal recreation, and to retain a strong landscape setting to Bullwood Hall.

2. Visual and physical connections to Hockley Woods to the immediate east of the site in order to embrace the amenity value it provides.

3. Creation of a landscape buffer around the south-western edge of the development to provide visually screening from the surrounding footpath network, and to create a clearly defined edge.

4. Creation of a strong east-west green linkage through the site to contribute to the creation of a positive identity to the developement, and to make ‘green corridors’ for potential habitat by connecting up areas of ecological value.

5. Creation of a woodland buffer around the north-eastern edge of the development, to integrate the proposed development into the woodland setting, and to provide a buffer between the developed area and the woodland area.

KEY

SEMI-NATURAL AMENITY GREEN SPACE

EXISTING WOODLAND

LANDSCAPE BUFFER

ADJACENT AGRICULTURAL LAND

GREEN LINKAGES

WOODLAND BUFFER

EXISTING TREES RETAINED

EXISTING SAPLING PLANTING

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FIGURE 9.1 ACCESS AND MOVEMENT FRAMEWORK

1. PRIMARY ROUTES - Carriageway de-engineered to create a more pedestrian friendly environment. Key design principles include:

- Improved surfacing.

- Introduction of pedestrian footway where possible to facilitate pedestrian movement.

- Managed hedgerow boundaries creating clearer sight lines.

2. SECONDARY ROUTES

- Shared surface approach in order to promote slow traffic speeds and create a pedestrian friendly environment.

3. SEMI-PRIVATE DRIVEWAYS

- Shared surface approach in order to promote slow traffic speeds and create a pedestrian friendly environment.

- Narrow carriageway widths to create a semi-private feel.

4. PRIVATE DRIVEWAYS

- Private access to off-road parking to minimise visual clutter from parked vehicles.

5. PEDESTRIAN LINKS

- Potential for pedestrian linkages to surrounding public right of way network.

KEY

PUBLIC RIGHT OF WAY

PRIMARY ROUTE

SECONDARY ROUTE

SEMI-PRIVATE DRIVEWAY

PRIVATE DRIVEWAY

POTENTIAL FOR FOOTPATH LINK TO HOCKLEY WOODS


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Regent House Hubert Road Brentwood Essex CM14 4JEt 01277 238 100 f 03333 444 501

Amendments

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PRELIMINARY


FIGURE 9.2 BULLWOOD LANE - EXISTING VIEWS

HIGH ROAD PROPOSED JUNCTION

9.1 There is agreement with Essex County Council Highways that the site could accommodate the equivalent of 75 homes on the site without any improvements to the existing highway junction.

The Proposals

• A new junction at High Road to improve visibility splays and road width by moving the existing hedgeline at Whitbred’s;

• The central section of Bullwood Hall Lane, between Whitbred and South Lodge, remains as it is;

• Improvements, including a footpath, from South Lodge to Bullwood Hall;

• Potential for new footpath links to Hockley Woods and existing PROW.

PROW.

Boundary line 2.5m from kerb edge


10.0 INDICATIVE DESIGN PARAMETERS HOUSETYPES

INDICATIVE HOUSETYPES10.1 Harrow Estates plc are part of the Redrow Group, an award winning national housebuilder. The Heritage Collection is influenced by the Arts and Crafts movement and seeks to meet the overwhelming demand from customers for traditionally designed brick and render homes, but with contemporary interiors and built in efficiency.


10.0 INDICATIVE DESIGN PARAMETERS HOUSETYPES


10.0 INDICATIVE DESIGN PARAMETERS EXTERIOR DETAILS

DOORS


10.0 INDICATIVE DESIGN PARAMETERS EXTERIOR DETAILS

BUILDING DETAILS


11.0 CONCLUSION

11.1 This Design and Access Statement (DAS) has been produced by Planit-IE, for Harrow Estates in support of an outline planning application for residential development at Bullwood Hall, Essex.

11.2 In conclusion the scheme will now be tested against the design requirements of the NPPF, which aims to ensure that developments:

Will function and add to the overall quality of the area;

11.3 The masterplan is based upon well established urban design principles. They ensure that the neighbourhood will be legible, permeable, and connected. The needs of the pedestrian and vehicle will be balanced. The environmental impact will be addressed with sustainable urban drainage. The number of residential units allocated to the developable area and the connection to existing services will create a livable neighbourhood, and providing suitable design principles are adhered to, will be compatible with existing uses which surround the site.

Establish a strong sense of place;

11.4 The site’s historic character and surrounding context has been a strong design driver throughout the development of the masterplan. The vision responds to the local landscape character, enhancing the existing features and qualities, supporting the strong sense of place. The presence of mature trees will strongly add to the sense of place; as will the utilisation of design cues from the surrounding semi-rural character areas.

11.5 The development areas of the site respond to boundaries of previously developed land and landscape boundaries. Residential uses overlook green spaces, woodland and the public realm, ensuring safety and security. The new residential neighbourhood is provided within close proximity to existing facilities; new and improved linkages will enhance the connections with the existing local settlements.

11.6 An extensive townscape and landscape analysis has been conducted, focusing particularly upon the inherent qualities and characteristics of the site and the local settlements of Hockley and Rayleigh. This has been a driver in the masterplanning process and the formulation of townscape principles, which set out the principles of the site’s development, in accordance with local character and identity.

Create safe and accessible environments;

11.7 Appropriate attention has been given in the development of the masterplan to deliver a safe and accessible environment in terms of sustainable transport links including pedestrian/cycle access.

Are visually attractive as a result of good architecture and appropriate landscaping;

11.8 The proposed development responds to local character through a detailed analysis of the site and surrounding context, and will result in an overall enhancement of the site through sensitive integration of high quality design fusing townscape and landscape character.


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APPENDIX ABULLWOOD HALL FLOOR PLANS


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APPENDIX BSTATUTORY UTILITIES ASSESSMENT

Planit - IE LLPLondon Studio18 Bowling Green Lane London EC1R 0BW

+44 (0)207 253 [email protected]

Planit - IE LLPManchester Studio2 Back Grafton Street Altrincham WA14 1DY

+44 (0)161 928 [email protected]