land off colchester road, west bergholt 01 welcome · 2. convenience store 3. co-op store with post...

The ApplicationGladman Developments Ltd intend to submit an outline application for up to

97 dwellings, including up to 30% affordable housing, to Colchester Borough

Council in Autumn 2017 on this Site. This application will establish the principles

of development and determine the access arrangements. New housing would be

set within a robust green infrastructure to deliver the following:

• Up to 97 new homes of varying sizes, types and tenures (including up to 30%

affordable housing).

• Vehicular access point off Colchester Road.

• Pedestrian and cycle access point off Colchester Road.

• New publicly accessible green space including a children’s play area and new

recreational footways.

• Sustainable Drainage System (SuDS) in the form of an attenuation basin

designed to retain surface water and provide new habitats for wildlife.

Land off Colchester Road, West Bergholt

WELCOME01

The Need for HousingEvery Council is required by Government to significantly boost the supply of housing and

to make planning decisions in favour of sustainable development.

The Council has a need for more housing and additional deliverable sites are required in

order to meet this demand and maintain a five year housing land supply as required by

National Policy.

Site Boundary Site Location PlanA

12

CHAPEL ROAD

BRAISWICK

COLCHESTER ROAD

WEST BERGHOLT

B1508SITE

IntroductionGladman Developments Ltd have successfully invested in communities throughout the UK over the past 30 years, developing high quality and sustainable residential, commercial and

industrial schemes. These panels illustrate our emerging outline proposals for a new residential development on the Site located south of Colchester Road, West Bergholt, Colchester.

The SiteThe Site, which comprises two fields (Field A and Field B as shown on the aerial photograph),

is located to the south of Colchester Road and the east of the existing housing on Albany

Road. Agricultural fields are located to the south of the Site and existing dwellings are

located to the east. The existing housing on Colchester Road lies to the north of the Site.

A Sustainable LocationThe Site is in a sustainable location with convenient access to the public transport network.

The nearest bus stops are located approximately 165m from the Site frontage along

Colchester Road, offering services to Colchester and surrounding villages. Colchester train

station has services to London, Ipswich and Norwich, amongst others.

West Bergholt has a variety of facilities including a pharmacy, a doctor surgery and a Co-

op Store with Post Office. These and other facilities are located within a 5 - 15 minute

walk of the Site.

A new open space and children’s play area will be provided.

The historic maps below show how West Bergholt has grown since 1875. The village originally developed along Colchester Road and Chapel Road, with the historic core occurring

to the west of the Site along Chapel Road. The Brewery to the north of the Site can been seen on the 1875-1876 OS map.

The 1875-1876 and 1920-1921 maps show how the village changed over the course of the late 19th Century and early 20th Century, as seen by the housing areas to the south and the

north of Chapel Road, as well as the development to the south of Colchester Road directly to the north and the west of the Site. The church of St Mary the Virgin is also evident

on 1920 - 1921 map, located to the north west of the Site.

The 1938 map shows further new housing areas to the south and north of Chapel Road. Similarly, a number of new dwellings to the west of Lexden Road are evident on the 1938

map.

The village continued to grow with the modern day map showing further residential development around Lexden Road, Colchester Road and Chapel Road. Importantly, the A12

is evident on the map to the south east and the Site is seen to the south east of the existing settlement separating the village of West Bergholt and Braiswick.


HISTORIC CONTEXT02

Historic Development

1875-1876

1938

1920-1921

Modern Day

The Site is currently bound by mature vegetation with a large mature woodland

hedgerow dividing the two fields. To the north of Field A, a pocket of land extends

towards Colchester Road, allowing access onto the main road.

To the south of Field A is a field hedgerow with post and rail fencing along some

parts, which separate the Site from the adjoining managed woodland to the south.

The western Site boundary is defined by a mix of dense scrub, post and rail fencing,

post and wire fencing and an outgrown hedgerow, with a few mature trees occurring

along this boundary, with the existing gardens of dwellings on Albany Road located

beyond.

Field B is currently separated into two equal sized paddocks by a timber post electric

fence. The northern boundary of Field B is defined by dense scrubby vegetation which

delineates the Site boundary with Colchester Road. The eastern boundary of Field B is

defined by dense vegetation at its northern end, beyond which are existing dwellings.

A post and rail fence and a strip of rough grassland define the southern part of this

eastern boundary and separate the Site from the adjacent dwelling.

The Site is separated from the field to the south by a dense hedgerow.


03 THE SITE

Map showing Site boundary and photo locations.

View looking north towards the existing dwellings opposite the Site, to the north of Colchester Road.

1

Western Site boundary

Northern Site boundary

The Site

2

View looking south west towards the western Site boundary.

Existing dwellings opposite the Site, along the north of Colchester Road The Site

Existing dwellings to the west of the Site at Albany Road

1

2

4

3

Existing dwelling to the south of Colchester Road

Existing vegetation at the eastern Site boundary

View looking south east towards the eastern Site boundary.

3

Field A

Field B

West Bergholt as a whole possesses a range of buildings and architectural styles, however, there is a strong architectural character evident in both the existing Listed Buildings

near the Site and a number of recently constructed residential developments. The Listed Building at Trumans Brewery, including the main building, The Brewery House and West

Range, possess a coherent character due to their continuity of form, building materials (including red brick in Flemish-bond) and prevalence of sash windows, slate roofs with

ridge and hips, and chimney stacks. This character is reflected in a number of recently constructed housing developments in the village, including those at Colchester Road, Chapel

Road and Albany Road.


04 EXISTING LOCAL CHARACTER

Landscape and Visual EnvironmentThe Site comprises two fields, with Field A containing scrub grass and Field B in use as a paddock. It is bound by dense scrub and mature vegetation along most parts of its boundaries,

however, some of the rear gardens to the north of the Site are marked by post and wire fences only.

Although the Site is visible from some existing housing opposite the Site along the north of Colchester Road, there are limited views from other surrounding public vantage points,

due to the intervening mature boundary vegetation and existing built development. Near distance views from Colchester Road where it lies adjacent to the Site are restricted by the

hedgerow on the northern Site boundary, with views from further west along Colchester Road prevented by the intervening housing between the road and the Site. The existing houses

to the east have views across Field B, with views of the western Field A prevented by the dense intervening treed hedgerow between the two fields. The tree belt at the southern Site

boundary prevents near distance views from the adjacent field to the south, however, the Site is visible from the rear windows and gardens of some of the houses along Albany Road to

the south west of the Site.

Long distance views of the Site are prevented by the intervening vegetation and built development.

The Site is not covered by any statutory or non-statutory designations for landscape character or quality. Although the Site is generally pleasant, the open grassland is ordinary in

character.

The topography of the Site gently slopes southwards from 46.00 to 37.5 metres Above Ordnance Datum.

View looking south west across the Site.

4

Southern Site boundaryThe SiteExisting treed hedgerow

Local Building Styles

The Site is well located in terms of access to the facilities and the public transport network within West Bergholt. Facilities within the village include a pharmacy, a local shop, a

Co-op store with Post Office and public houses. These and other facilities are located to the west and the north west of the Site, within a 10 - 15 minute walk.

West Bergholt surgery is located to the west of the Site on Erle Havard Road, within a 10 minute walk. Similarly, Heathlands Primary School is located approximately 800m from the

Site in the north of West Bergholt at New Church Road. Several recreational facilities are located near the Site, including West Bergholt Cricket Club and West Bergholt Football

Club.

Colchester has a good range of facilities and services, and is accessible by bus from the stops located along Colchester Road.

Local Facilities

**

8


05 SITE ANALYSIS

Heathlands Primary School is located within the north

of the village

Site Boundary

A12

Main vehicular routes and existing bus stops

Public footpaths

Facilities Plan

WEST BERGHOLT

A12

SITE

5 minutes w

alk

400m

Convenience Store is within walking distance of the

SiteWest Bergholt Surgery is in close proximity to the Site

Commercial Facilities:1. Offices building2. Convenience store3. Co-op store with Post Office4. Hairdressers5. Queen’s Head Public House6. The Treble Tile Public House

Education, Health & Churches: 1. West Bergholt Surgery 2. Church of St Mary the Virgin3. Heathlands Primary School4. West Bergholt Methodist

Church5. West Bergholt Pharmacy6. Braiswick Primary School

B1508

To A14 and Ipswich

23

5

1

2

3

4

1

2

4

3

4

6

Railway

5

Existing play area

A12

COLCHESTER ROAD

CHAPEL ROAD

To Chelmsford

To Wormingford

To Colchester

BRAISWICK

10 minutes w

alk

800m

Existing allotments*

1

6

Sports Facilities:1. West Bergholt Football Club2. West Bergholt Cricket Club3. Colchester Golf Club4. Playgolf Colchester

*


SITE ANALYSIS06

Constraints and Opportunities Plan

Constraints

Opportunities

Site Boundary

Existing bus routes and bus stops

Potential vehicular access point

Potential developable area

Potential location for SuDS feature

Potential location for Local Equipped Area for Play (LEAP)

Green Infrastructure

Existing facilities

Potential pedestrian/cycle links

Existing allotments site

Existing public open space

Opportunity for new boundary landscaping

Potential to strengthen existing vegetation

Contours

Existing public footpath

Listed Buildings

Existing trees and hedgerowsTree Preservation Order (TPO)

Existing ditch

Low risk of surface water flooding

Medium risk of surface water floodingHigh risk of surface water flooding

Foul Sewer with 6m easement

Water Main (potable)

Built BT and joint box

LP Mains

Potential vehicular access point

Opportunity for new dwellings to overlook Colchester Road

Opportunity to route the link road between development parcels through the existing

gap to minimise tree removal

Opportunity to strengthen existing boundary vegetation to filter views of the development

Potential location for Sustainable Drainage (SuDS) feature at the

lowest point of the Site

New boundary landscaping to create soft development edge

New dwellings should respect the amenity and privacy of

existing dwellings


Key considerationsWe have undertaken a thorough assessment of the Site and its surroundings in order to identify the features which should be protected, retained and enhanced as part of the

development proposals.

The Site presents the opportunity to create a sensitively designed new development in a location that is closely related to the existing settlement form in this part of West

Bergholt. An existing treed hedgerow occurs within the middle of the Site, and this hedgerow should be incorporated within a green corridor into the layout of the development.

There is a gap within the northern third of the treed hedgerow, and the link road between the development parcels should be routed through the existing gap to minimise tree

removal. The Site is bound by existing development to the north of Field A, and the new homes should respect the amenity and privacy of these dwellings. The layout should allow for

new boundary landscaping to filter views of the development, especially along the southern Site boundary, and to create a soft development edge.

• The new homes will vary in size, type and tenure. Most of the homes will be 2

storeys in height, although it is considered that a limited number of 2½ storey

dwellings could be accommodated to provide interest to the development’s

roofscape.

• The development would be set within an attractive framework of open spaces,

which will create an attractive setting for the new homes. These areas of open

space will contain new landscaping, new routes for walking and a new children’s

play area.

• Vehicular access to the development will be from Colchester Road. There is the

potential to provide an additional pedestrian and cycle link from Colchester Road.

• The existing hedgerows and trees within and around the Site will be retained where

possible, to help filter views of the new homes and to retain their functions as

wildlife corridors.

• New attenuation basin located within the southern part of the Site will be designed

as an integral part of the development’s green infrastructure. The basin will store

water during periods of heavy or persistent rainfall in order to maintain run-off from

the Site to present day conditions.


FRAMEWORK PLAN07

Existing bus routes and bus stops

Development Framework Plan

Site Boundary: 4.13ha

Residential Development Area: 2.78 (Up to 97 dwellings @ 35dph)

Proposed green informal amenity green space

Proposed spine street through development

Green Infrastructure & Recreation

Proposed vehicular access point

Proposed secondary streets

Key spaces with priority for pedestrian movement

Movement

Existing vegetation

Potential new pedestrian and cycle link

New dwellings will respect the amenity and privacy of

existing dwellings

Existing vegetation removed

Proposed tree and hedgerow planting

Proposed location for attenuation basin (SuDS) feature

Proposed recreational route

Potential new pedestrian and cycle link

Existing ditchProposed lanes/private drives

Proposed location for Equipped Area of Play (LEAP)

Proposed vehicular access point

Road crossing points designed for pedestrian priority

Proposed new boundary landscaping to filter views of the development

Proposed location for Sustainable Drainage (SuDS) feature at the

lowest point of the Site

Proposed location for Local Equipped Area for play (LEAP) with 20m buffer

to the nearest habitable building

Proposed new recreational route through development

New boundary landscaping will create soft development edge

Existing play area

Existing public open space


To Wormingford

To Colchester

The assessment of the Site and its setting has helped to inform the preparation of the Development Framework Plan. The outline proposals provide for up to 97 new homes including a

mix of house types, sizes and tenures. A number of design principles have influenced the development proposals for the Site. These principles are:

How do I comment?

Comments can be sent in the following ways:

www.your-views.co.uk/westbergholt

You can respond by email:

[email protected](Using ‘West Bergholt’ as the subject line)

Or by post:

Your Views - West BergholtGladman Developments Ltd.Gladman HouseAlexandria WayCongletonCW12 1LB


08 HAVE YOUR SAY

Your viewsYour comments and suggestions will be taken into account when formulating the final planning application submission. All comments and feedback received will be provided to the

Local Planning Authority as part of the planning application.

Once a planning application has been submitted, you will also be able to make further representations to Colchester Borough Council, who will take these into account before making

their decision on the planning application.

You can keep up-to-date on progress using our dedicated website which provides further information and includes an online feedback form for making comments.

Thank you for taking time to view our proposals.

Gladman consider all correspondence received and our response to the issues raised will be set out in a Statement of Community Involvement (SCI). As part of a planning application,

Gladman submit to the Local Planning Authority a complete copy of all correspondence received (including any details such as your name, address and email address where you have

provided them). This ensures all your comments are available to the Council during the consideration of an application and shows who we have consulted. As the SCI forms part of the

formal application documents, the Council may publish it online, subject to their own Data Protection policies. Should the application be the subject of an appeal, the same information

will be forwarded to the Planning Inspectorate. If further consultation is carried out as part of the planning process, Gladman may use your details to make you aware of this and to ask

for your views, but will not use this information for any other purpose.

land off colchester road, west bergholt 01 welcome · 2. convenience store 3. co-op store with post...

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