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Rochford DistrictCouncil

Rochford District Replacement Local Plan

Adopted 16th June 2006


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Please note that selected policies contained within the Replacement Local Plan (2006) expired on 15th June 2009 - these have been crossed out in red.


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Preface i

ROCHFORD DISTRICT COUNCIL Head of Planning & Transportation

SHAUN SCRUTTON BSc (Hons), Dip TP, MRTPI, IHBC, MBA, MCMI

STATUS

This document has been prepared in accordance with the Town and Country Planning Act (1990) and the various relevant subsequent statutory instruments.

It was adopted by Rochford District Council on 27th April 2006 & came into effect on 19th May 2006. It now forms part of the development plan for the Rochford district.

CREDITS This document has been prepared by the Planning Policy team at Rochford District Council. The work has been undertaken by: Andrew Meddle – Team Leader (Planning Policy) Monica Palmer – Senior Planning Officer Ian Borthwick – GIS Officer Judith Adams – Planning Assistant James Firth – Planning Assistant Sam Hollingworth – Planning Assistant Kay Tinson – Administrative Assistant CONTACTS If you have any queries regarding this document or other aspects of planning policy, please contact the Planning Policy team.

Planning Policy Team Rochford District Council

Council Offices South Street Rochford

Essex SS4 1BW

01702 318002

[email protected]


Foreword ii

FOREWORD

CLLR MICHAEL STARKE CHAIRMAN

ENVIRONMENTAL SERVICES COMMITTEE

I am very pleased to be able to write the foreword to the Replacement Local Plan which has now been adopted by the Council following more than three years of preparation, which included extensive public consultation, and much hard work by both Members and Officers alike. The Rochford District Replacement Local Plan will be valid for three years and it provides a good basis for working on the new Local Development Framework. It expands the range of policy issues to cover new aspects of the constantly evolving development scene, including environmental and social issues that are at the forefront of our concerns today. The main challenge facing the District is to balance the protection of the Green Belt against the identified need to provide new land for housing and for industrial development. People need houses to live in and industry is responsible for generating much of the wealth on which our prosperity is based; neither issue can be avoided. I believe, this Local Plan succeeds in presenting a proper balance between the different competing needs of the District, but in particular, through the application of Green Belt policies, will ensure the protection of the countryside in the District.

MICHAEL STARKE CHAIRMAN – ENVIRONMENTAL SERVICES COMMITTEE


Contents

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Contents iii

CHAPTER / POLICY

CHAPTER / POLICY TITLE PAGES

PREFACE

FOREWORD

i

ii

CONTENTS iii– vii

1 INTRODUCTION & CORE STATEGIES 1 - 18

CS1 Moving towards sustainable development 7 CS2 Protecting and enhancing the built and natural

environment 8

CS3 Reducing the need to travel 9 CS4 Accessible and high quality housing and services 11 CS5 Encouraging economic regeneration 12 CS6 Promoting good design and design statements 13 CS7 Conserving and enhancing heritage 14 CS8 Retaining character of place 15 CS9 Emphasising the value of landscaping 17 CS10 Energy & water consumption 17

2 HOUSING 19 – 43

HP1 Overall housing provision 23 HP2 Housing site allocation 24 HP3 Density of development 25 HP4 Design statements 25 HP5 Infrastructure 26 HP6 Design and layout 28 HP7 Energy & water conservation 28 HP8 Affordable housing 31 HP9 Rural exceptions 31 HP10 Crime prevention 32 HP11 Flatted accommodation 33 HP12 Sheltered housing 34 HP13 Mobility housing 35 HP14 Backland development 35 HP15 Loss of dwellings 36 HP16 Sub-division of dwellings 36

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CHAPTER / POLICY


2 HOUSING (cont.) 19 – 43 HP17 Living over the shop 37 HP18 Enclosure of grass verges 39 HP19 Caravan parks 40 HP20 Gypsy sites 42 HP21 Planning Obligations 42 3 RURAL ISSUES 44 – 63

R1 Development within the Green Belt 46 R2 Rural Settlement Areas within the Green Belt 47 R3 Agricultural and forestry dwellings 50 R4 Temporary agricultural dwellings 51 R5 The extension of dwellings in the Green Belt 53 R6 The replacement or rebuild of existing dwellings in the

Green Belt 54 – 55

R7 The extension of domestic gardens 56 R8 New agricultural buildings 58 R9 The re-use and adaptation of existing rural buildings &

farm diversification 59 – 60

R10 New retail uses 61 R11 Hall Road cemetery 61 R12 New cemeteries 62

4 EMPLOYMENT 64 – 78

EB1 Existing sites & the allocation of new sites 71 EB2 Making the best use of available land 71 EB3 Non-conforming uses 72 EB4 Working from home 73 EB5 Design statements 75 EB6 Landscaping 75 EB7 Baltic Wharf 76 EB8 Essex Marina 77

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5 TRANSPORT 79 – 96

TP1 Sustainable transport 86 TP2 Traffic management 87 TP3 Traffic calming 87 TP4 Heavy lorry routes 88 TP5 Public transport 89 TP6 Safeguarding & the promotion of walking, cycling &

horseriding routes Walking and cycling 91

TP7 Public car parks 92 TP8 Car parking standards 92 – 94 TP9 London Southend Airport 95 TP10 Aviation and noise 95 TP11 Area of Special Restraint 96

6 LEISURE & TOURISM 97 – 119

LT1 Rural issues 99 LT2 Public playing pitch provision 103 LT3 Cherry Orchard Jubilee Country Park 104 LT4 Public open space 105 LT5 New public open space 105 LT6 Private open space 106 LT7 Safeguarding open space 106 LT8 Indoor sports and leisure facilities 107 LT9 Children's play spaces 108 LT10 New play space provision 108 LT11 Leisure uses in shopping areas 109 LT12 Leisure development affecting shopping areas 109 LT13 Golf courses 110 LT14 Horse riding facilities 111 LT15 Water recreation facilities 112 LT16 Dry pits 113 LT17 Tourism 114 LT18 Rural tourism 115 LT19 New hotel accommodation 116 LT20 Touring caravans and tents 117 LT21 Sports causing noise or disturbance 118 LT22 Floodlighting 119

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7 BUILDING CONSERVATION & ARCHAEOLOGY 120 – 127

BC1 Conservation Areas: General 122 BC2 Demolition within Conservation Areas 123 BC3 Alterations to Listed Buildings 124 BC4 Demolition of Listed Buildings 125 BC5 Development affecting archaeological sites 126 BC6 Development affecting regional, county and local

archaeological sites 127

8 NATURAL RESOURCES 128 – 147

NR1 Special Landscape Areas 130 NR2 Historic landscape 131 NR3 Tree protection 132 NR4 Biodiversity on development sites 134 NR5 European and International sites 137 NR6 Sites of Special Scientific Interest 138 NR7 Local Nature Reserves and wildlife sites 139 NR8 Other landscape features of importance for nature

conservation 140

NR9 Species protection 141 NR10 Coastal Protection Belt 142 NR11 Development within flood risk areas 144 NR12 Sustainable drainage systems 145 NR13 Creation of intertidal habitats 147

9 SHOPPING, ADVERTISEMENTS & TOWN CENTRES 148 – 160

SAT1 New retail, commercial and leisure development 151 SAT2 District & local shopping centres & shops 151 SAT3 Rochford foodstore 152 SAT4 Non-retail uses within Primary Shopping Frontages 154 SAT5 Non-retail uses within Secondary Shopping Frontages 155 SAT6 Neighbourhood and village shops 156 SAT7 Servicing 157

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9 SHOPPING, ADVERTISEMENTS & … (cont.) 148 – 160

SAT8 Shop Fronts: Design and security 158 SAT9 Advertisements: General district-wide policy 159 SAT10 Advertisements within Conservation Areas 159 SAT11 Advertisements: Visual clutter 159

10 UTILITIES, HEALTH & SOCIAL SERVICES 161 – 173

UT1 Foul and surface water requirements 164 UT2 Non-mains disposal of foul water and sewage 165 UT3 Renewable energy 167 UT4 Telecommunications development 169 UT5 Healthcare provision 171

11 POLLUTION 174 – 182

PN1 Potentially polluting uses 175 PN2 Contaminated land 176 PN3 Protection of water quality 177 PN4 Air quality 178 PN5 Noise generating development 180 PN6 Noise sensitive development 180 PN7 Light pollution 181

12 MONITORING 183 – 187

GLOSSARY viii - xxii

PROPOSALS MAPS MAP MAP COVERAGE

A The western part of Rochford District (including an inset covering Foulness)

B The eastern part of Rochford District (including insets covering Hockley, Rayleigh & Rochford town centres)

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Chapter 1 Introduction & Objectives

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Rochford District Replacement Local Plan Chapter 1

Introduction & Objectives 1

CORPORATE OBJECTIVE The Council's vision is to make Rochford the place of choice in the County to live, work and visit. The following Rochford District Council (RDC) Principal Aims are relevant to the delivery of the planning objectives relating to the Introduction & Objectives chapter of the Local Plan: • Provide quality, cost effective services • Work towards a safer and more caring community • Promote a green and sustainable environment • Encourage a thriving local economy • Improve the quality of life for people in our District • Maintain and enhance our local heritage PLANNING OBJECTIVES I1 To work towards sustainable development by making the most effective

and efficient use of land.

I2 To prepare a plan for the development of the district until 2011, to act as a framework for the determination of development control decisions.

I3 To improve the quality of life of the inhabitants of the district by providing the best possible environment, and satisfying social needs by making accessible provision for the necessary health, housing, educational, community and leisure facilities in the interests of the total well being of all groups within the population.

I4 To ensure the availability of land for housing, commercial and industrial uses.

I5 To retain, conserve and enhance the built and natural environments, including the architectural and historical heritage, flora, fauna and their habitats, throughout the district.

I6 To make provision for transportation improvements to effect the most environmentally sustainable, efficient, convenient movement of goods and people.



I7 To define and protect the inner and outer boundaries of the Metropolitan Green Belt, the undeveloped coast and areas of ecological interest.

I8 To enable the existing business community to function as efficiently as

possible and to support economic and regeneration development throughout the district.

I9 To encourage good design and the use of design statements and the early consideration of landscaping issues in development proposals.

INTRODUCTION 1.1 This plan is a replacement of the district-wide local plan prepared by Rochford

District Council under the provisions of Section 36 of the Town and Country Planning Act (1990).

1.2 The plan covers the administrative area of the Rochford District and includes a

comprehensive consideration of matters affecting development and other use of land in the area. The plan will be used as a basis for the control of development in the district.

1.3 The Rochford District Local Plan was adopted on the 4th October 1988 and a First

Review was adopted on the 11th April 1995. This replacement applies to the period 1996 - 2011. Once adopted, the development plan for the area will comprise the Essex and Southend-on-Sea Replacement Structure Plan [RSP] (adopted 9th April 2001) and the Rochford District Replacement Local Plan.

RELATIONSHIP TO THE ESSEX AND SOUTHEND-ON-SEA REPLACEMENT STRUCTURE PLAN 1.4 The RSP provides the strategic framework and policy background to the

development of land under the control of Essex County Council and Southend-on-Sea Borough Council, a unitary authority. The RSP contains a written statement and key diagram to demonstrate the strategic policies. It is the role of the local plan to convert the strategic planning policies of the RSP into site specific polices, which reflect the particular local circumstances and characteristics of the district. The local plan also contains proposals maps that identify sites and allow for precise boundaries of designations to be plotted.



1.5 The RSP contains thirteen main aims, which are condensed into five key strategies. In summary these thirteen aims can be condensed into the policy areas shown in Box 1.1. The five core strategy areas derived from these are Achieving Sustainable Urban Regeneration, Protecting the Natural and Built Environment, Encouraging Economic Success, Sustainable New Development and Sustainable Transport.

BOX 1.1

ESSEX AND SOUTHEND-ON-SEA REPLACEMENT STRUCTURE PLAN MAIN AIMS

1 To concentrate development within existing urban areas; 2 To adopt a sequential approach to greenfield development; 3 To promote more compact patterns of development; 4 To promote a significant enhancement of the vitality and viability of the urban

environment; 5 To promote the vitality and viability of existing town centres; 6 To promote a more prosperous, vigorous and competitive local economy; 7 To increase local employment opportunities whilst reducing spatial

disparities in economic success; 8 To target investment, infrastructure provision, and land allocations to

facilitate the development and regeneration of urban areas; 9 To provide sufficient and an appropriate range of housing; 10 To manage growth and development to maintain a sustainable balance

throughout the plan area between jobs and housing; 11 To maintain a diverse and attractive countryside and undeveloped coastline; 12 To protect, maintain and enhance the area’s biodiversity, nature conservation,

landscape, natural resources, and built and historic environment; 13 To maintain and develop a transport network which supports an integrated

approach, more sustainable travel patterns and greater travel choice and accessibility.

RELATIONSHIP WITH THE COMMUNITY STRATEGY 1.6 The Council has to prepare the development plan, whilst considering the Council's

Community Strategy. The requirement for a Community Strategy is introduced by the Local Government Act 2000 which places a duty on principal local authorities to prepare a Community Strategy for "…promoting the economic, environmental and economic well being of their areas and contributing to the achievement of sustainable development in the UK".



1.7 Draft guidance on the preparation of Community Strategies1 is that an effective Community Strategy should:

• be developed and implemented by a broad ‘community planning partnership’; • develop a long-term vision for the area, focussing on the outcomes that are to

be achieved; • identify what the different public, private and voluntary bodies are doing in the

area, the gaps in provision that exist and the opportunities to realign activity to better achieve the strategy’s goals;

• chart what needs to be done to realise the long-term vision; • establish the shorter term goals and priorities that will contribute to long-term

outcomes; • develop an agreed action plan for meeting those shorter-term priorities; and • set-up systems for assessing and monitoring progress, for reassessing goals

and priorities and for reporting back to the community. 1.8 The significance of the Community Strategy to the development plan (and vice

versa) is immediately evident from these statements, and this relationship is referred to in the draft guidance on the preparation of such strategies. This states that2:

"Development plans and community strategies need to be complementary. In preparing community strategies, local authorities will need to take into account the policies and proposals in any existing adopted development plan. Once a community strategy has been established the development plan will provide the means of taking forward those elements of its vision and priorities that concern the physical development and use of land in the authority’s area. Where development plans are themselves in need of updating, there may be scope for taking forward in an integrated way, the alteration or replacement of the development plan alongside work on the community strategy. The consultation process and involvement of the local community required by the development plan preparation procedures can, for example, for part of the wider process of participation involved in development a community strategy."

1 Working Paper 4 On Good Practice In Plan Preparation And The Management Of The Plan Preparation Process - Relationship of the development plan to other plans, ODPM (2001) 2 Preparing Community Strategies - Government Guidance to Local Authorities, ODPM (2000)



1.9 The basis of the relationship between the two documents is suggested to be this:

• the Community Plan is prepared by the local authority working with stakeholders to set out the community's aspirations for the future environmental, economic and social wellbeing of the area; and

• the development plan is one of the mechanisms by which the aspirations of the Community Plan are carried forward.

RELATIONSHIP WITH OTHER DOCUMENTS 1.10 Boxes 1.2 and 1.3 provide details of the key strategy documents prepared by the

Council that have been taken into account in the preparation of this Local Plan. In addition, account has also been taken of government guidance and key strategies and plans prepared by Essex County Council. A list of other relevant documents is provided at the end of each chapter of the plan.

BOX 1.2

PUBLICATIONS SIGNIFICANTLY AFFECTING THE PREPARATION OF THE ROCHFORD DISTRICT

REPLACEMENT LOCAL PLAN PRODUCED BY RDC: • An Assessment of Playing Pitches in the Rochford District (2002) • Community Strategy Statistics (2002) • District Transport Strategy (2000) • Draft Economic Development Strategy (2003) • Draft Rochford District Community Strategy (2003) • Industrial Land Availability in the Rochford District (2003) • Residential Land Availability in the Rochford District (2002) • Rochford District Council Corporate Plan (2002)



BOX 1.3

EXTERNAL PUBLICATIONS SIGNIFICANTLY AFFECTING THE PREPARATION OF THE ROCHFORD DISTRICT

REPLACEMENT LOCAL PLAN • Essex and Southend-on-Sea Replacement Structure Plan (2001), Joint Structure

Planning Authorities • Essex Local Transport Plan (2000), Essex County Council • Urban Capacity Study (2001), Broadway Malyan Planning • Regional Planning Guidance • Planning Policy Guidance Notes • Government Good Practice Guides OBJECTIVES OF THE LOCAL PLAN 1.13 There are a number of key themes that permeate through the plan. These are

known as the core strategies of the plan and they are considered to be as important as any of the more specific policies, despite their more thematic nature. They too will need consideration in the determination of development control decisions. The core strategy areas are identified in Box 1.4.

BOX 1.4

THE CORE STRATEGY AREAS i. Moving towards sustainable development; ii. Protecting and enhancing the built and natural environment; iii. Reducing the need to travel; iv. Accessible and high quality housing and services; v. Encouraging economic regeneration; vi. Promoting good design and design statements; vii. Conserving and enhancing heritage; viii. Retaining character of place; ix. Emphasising the value of landscaping; and x. Energy and water consumption.



THE CORE STRATEGIES i. MOVING TOWARDS SUSTAINABLE DEVELOPMENT 1.14 Throughout the 1990's the concept of sustainability achieved international

consensus. The growing realisation that the earth's resources are finite and that the needs of future generations might be compromised led to a variety of agreements on environmental protection and biodiversity.

1.15 Governments also began to realise that they could only deliver environmental

sustainability if social and economic conditions for all sections of all communities were improved so that everyone has choice.

1.16 This new approach to the balance between economic growth, social progress and

environmental protection is generally termed sustainable development and its principles are at the heart of all the national and regional strategies governing the production of development plans. As such development plans are seen as an integral part of the umbrella of activities and initiatives which make up Local Agenda 21.

1.17 The document A better quality of life: A Strategy for Sustainable Development for

the United Kingdom (DETR, 1999) takes account of all the issues that are related to a sustainable future. These range from effective protection of the environment to tackling global poverty, and from promoting sustainable development within international organisations to sustainable production and consumption.

1.18 Clearly it is unrealistic to consider development plans, which only function within the

confines of the planning system, to be capable of achieving this vast range of sustainable development initiatives. However, the development plan system makes a significant contribution to sustainable development strategies through its impact on the use of land at local, regional and national levels.

1.19 The core strategy with regard to sustainable development is: CS1 - MOVING TOWARDS SUSTAINABLE DEVELOPMENT It is the Council’s aim to improve and enhance the environmental wealth of the district by only permitting development that is environmentally, socially and economically sustainable.



ii. PROTECTING AND ENHANCING THE BUILT AND NATURAL ENVIRONMENT 1.20 The local plan sets out the local planning authority's vision for the built and natural

environment of the district. A high quality built and natural environment enhances the quality of life for the residents of the district, provides businesses with attractive surroundings and makes the district more attractive to visitors. It is important for everyone to work towards maintaining, and where possible, enhancing the quality of the built and natural environment.

1.21 As far as the local plan is concerned the built environment is taken to represent

buildings both old and new and the spaces that exist around them. The aim is to ensure that new development provides attractive, safe, high quality places in which people will want to live, work and relax. In particular new development should be well designed, make efficient use of land, promote a mixture of uses, be easily accessible, be safe and secure and be energy efficient.

1.22 With regard to the natural environment, this is taken to be the extra-urban areas of

the district and focuses on important features such as the undeveloped coast, special landscape areas and features of nature conservation importance. The district also contains a number of habitats located in both the rural and urban areas. The local planning authority recognises their importance and is committed to ensuring that the diverse range of flora and fauna found in these areas continues to thrive.

1.23 The core strategy with regard to the built and natural environment is: CS2 - PROTECTING AND ENHANCING THE BUILT AND NATURAL ENVIRONMENT It is the Council’s aim to protect, sustain and enhance the district's natural resources and cultural heritage through the application of the policies and proposals in the plan for future generations to enjoy and to ensure that new development contributes to environmental quality.



iii. REDUCING THE NEED TO TRAVEL 1.24 The treatment of transport issues is an essential component in delivering

sustainable development. Government policy seeks to reduce the need to travel particularly by road and the private motor car, to promote a transportation system that meets the needs of the whole community, encourages economic growth and minimises environmental damage.

1.25 The government's White Paper A New Deal for Transport: Better for Everyone

(1998), and a number of subsequent 'daughter' documents, set out a broad policy framework seeking to achieve integration within and between different types of transport. There are policies on the environment and for land use planning, together with policies for education, health and wealth creation. At the county level the Essex Local Transport Plan contains a programme of transport investment in local facilities and infrastructure.

1.26 Local Plans have an important role to play alongside the transport plans and

strategies in managing the pattern of new development to reduce both the need to travel and the length of journeys. The plan must also ensure that new development is accessible by public transport, by foot or on cycle and that the needs of those with impaired mobility are taken into account.

1.27 The plans must also provide policies including parking standards which reduce

reliance on car journeys and assist improvements for other modes of transport. Ensuring that high standards of design are incorporated in new development to deliver safer more efficient layouts with priority for people over traffic is also vital. Local plans can also protect sites and routes that could be critical in developing infrastructure to widen transport choices.

1.28 The core strategy with regard to the reducing the need to travel is: CS3 - REDUCING THE NEED TO TRAVEL It is the Council’s aim to ensure that development reduces the length, number and duration of motorised journeys, particularly at peak hours and that it encourages the use of alternative modes of transport to help protect the quality of the built environment.



iv. ACCESSIBLE AND HIGH QUALITY HOUSING AND SERVICES 1.29 Current and future residents need housing of the right size, price, quality and tenure

in the right place at the right time. The land use policies of the local plan can make a significant contribution to meeting these needs. High quality services also contribute to residents' quality of life by making life easier for them, particularly those without a private car or with impaired mobility.

1.30 Housing is the largest urban land user in the district. Homes are of fundamental

importance to people’s quality of life. Whilst the quality of housing alone cannot guarantee a satisfactory standard of living for people, it is an important contributor; as is the quality of the surrounding residential environment.

1.31 CS3 seeks to reduce the need to use motorised forms of transport. This can be

done by locating houses and services where the means of travel is as wide ranging as possible, promoting mixed-use development and by releasing land on suitable sites within urban centres. Mixed-use developments are those, which, for example, include housing with shops, offices or light industry. Existing large and modern housing estates lack shops and services. This encourages people to use their car to reach the facilities they want and require and to get to work. To redress this problem and create a more sustainable lifestyle transport choice needs to be improved and services and facilities brought into these housing areas.

1.32 There should continue to be strict control over new houses in the open countryside.

Some new housing may help to safeguard local services and facilities in villages and in order to protect the countryside new housing development will be located in the existing towns and villages.

1.33 Taking into account the above, choices had to be made for the location of housing.

Housing on previously developed land (brownfield sites), are mainly located within the urban areas near to existing facilities and services. These are a sustainable option that may reduce the need to travel. When utilising brownfield sites for development, care must be exercised as such land can be of significant ecological value.

1.34 Services also need to be located so that they are accessible. Town and village

centre locations and locations within new residential development may all be appropriate. However, new development, which is not well related to basic services is unlikely to be appropriate or sustainable.



1.35 Development therefore, even within residential areas, that is without basic services may not be considered acceptable by the local planning authority. Basic services would be considered to be some form of shop, together with mains electricity, gas, water and sewerage. Other service requirements such as those of education and health, will also be taken into consideration.

1.36 The core strategy with regard to accessible and high quality housing and services

is: CS4 - ACCESSIBLE AND HIGH QUALITY HOUSING AND SERVICES It is the Council’s aim to promote more compact patterns of development on all types of site through use of appropriate densities, which minimise land requirements, and mixed-use developments, which provide more balanced, better integrated housing, employment, education, shopping, leisure and other community facilities in closer proximity. Development that is poorly located with respect to services will not be acceptable unless it can be proven that the development would resolve existing safety, amenity or environmental problems. v. ENCOURAGING ECONOMIC REGENERATION 1.37 Economic development includes the supply of employment land, the pattern of

employment growth and the supply of labour and the skills of the workforce. The first two of these factors can be addressed through local plan policies. Linking with other areas of the core strategy, the Council recognizes that regeneration can also be conservation-led as evidenced in the document Heritage Dividend3.

1.38 The district will also be significantly affected, from a regeneration perspective, by

the Thames Gateway. The Thames Gateway South Essex area has large tracts of brownfield land and bringing that, and redundant property, forward for development is a priority. Whilst the Thames Gateway covers only a small part of the south of the district there is a need for economic regeneration throughout.

1.39 Economic regeneration will be achieved by identifying a strategy for joint working on

common development ‘project themes’ across South Essex, such as regenerating the town centres and estate renewal and improving accessibility to sites, in particular by public transport, for freight and in marginalised locations.

3 Heritage Dividend (2003), English Heritage.



1.40 Regeneration can also be aided by the provision of appropriate sites which can attract a more diverse range of business uses, from business parks, knowledge based industries and major logistics centres to meeting the needs of small businesses through incubation centre development throughout the Thames Gateway. There is a need to maximise the use of brownfield land and land within the urban areas, while noting that such land may have nature conservation interest.

1.41 The core strategy with regard to encouraging economic regeneration is: CS5 - ENCOURAGING ECONOMIC REGENERATION It is the Council’s aim to: a. Work with partners to consolidate the local economy and attract new

investment; and b. Allocate land for industrial and commercial uses, whilst striving to maintain

and enhance the vitality and viability of the town and village centres as attractive places to visit and shop.

vi. PROMOTING GOOD DESIGN AND DESIGN STATEMENTS 1.42 Development and building design in the past relied heavily on local tradition,

building form and materials. However, more recently the adoption of modern standardised building materials and building design has, in some cases, begun to erode the character of the district. Good design is therefore clearly relevant when considering proposals that may affect older buildings, especially those that are listed due to their architectural or historic interest. Careful consideration must be given to the design of all new development.

1.43 Whilst it is considered that style is a matter of personal taste, or preference, good

design is easier to define and forms a strong element of government planning policy and guidance in terms of buildings, their settings and the spaces around them. Design is therefore viewed as an important element in the protection of townscape character, as a means of enhancing environmental quality and as a way of ensuring a positive contribution is made by new development to the environment as a whole.



1.44 Planning Policy Statement (PPS) 1 (Delivering Sustainable Development) states that development plans should include design policies that encourage good design and that local planning authorities should reject poor designs, such as those which are out of scale or character with their surroundings. Aspects of design which plan policies should concentrate on include scale, density, massing, height, location in relation to other buildings and overall relationship to the surroundings.

1.45 As referred to in PPS1, design statements demonstrate how schemes have been

designed to respond positively to the character of the area in which they are proposed. Design statements should accompany those applications for development proposals as stated in Policies HP4 and EB6 and LPSPD7. The degree of detail necessary is dependent on the complexity or sensitivity of the application and the site, but it is anticipated that in most cases the design statement will be short and succinct.

1.46 The provision of a design statement, if undertaken appropriately, should aid the

decision making process and will enable a wider audience to understand the rationale for adopting a particular design approach. There are three essential steps to producing a Statement. These are site analysis, identifying design principles and creating design solutions. LPSPD7 provides further information.

1.47 The core strategy with regard to promoting good design and design statements is: CS6 - PROMOTING GOOD DESIGN AND DESIGN STATEMENTS It is the Council’s aim to encourage good quality design which: a. Takes into account the existing form and character of the site and its

surroundings; b. Relates to the locality in terms of scale, layout, proportion, materials and

detailing; c. Includes landscaping arrangements which reduce the visual impact of and

positively enhance the proposal and its surroundings; d. Minimises the risk of crime; and e. Provides adequate space for the storage, recycling and collection of waste. Development proposals will need to be supported by design statements in the circumstances set out in LPSPD7.



vii. CONSERVING AND ENHANCING HERITAGE 1.48 One of the key objectives of sustainable development is effective protection of the

environment and the prudent use of natural resources. This includes conservation and enhancement of the historic environment.

1.49 The district's towns and villages are diverse in character reflecting their history,

location and size. The character, layout and form of groups of buildings and streets and spaces make a significant contribution in engendering a sense of place and adding to the quality of life in town and country. The identity of settlements should be conserved and enhanced through regeneration, enhancement of the public realm and a high standard of new design.

1.50 The Town and Country Planning Act (1990) and the Planning (Listed Buildings and

Conservation Areas) Act (1990) impose duties relating to the preservation of Listed Buildings and protection and enhancement of conservation areas. PPG15 (Planning and the Historic Environment) sets out measures for the conservation of the wider historic environment including non-listed buildings.

1.51 Protection of Ancient Monuments and archaeology is afforded by the Ancient

Monuments and Archaeological Areas Act, 1979 (as amended) and PPG16 (Archaeology and Planning) sets out measures for the preservation and management of archaeological sites.

1.52 The core strategy with regard to conserving and enhancing heritage is: CS7 - CONSERVING AND ENHANCING HERITAGE It is the Council’s aim to protect and enhance the District’s identity and in assessing the design and quality of development proposals will take account of the following: a. Conserve and enhance buildings and their settings and areas of architectural

and historic significance; b. Conserve, protect and enhance green spaces, hard landscaped spaces, as

well as spaces between buildings that make a contribution to an area or the district; and

c. Encourage a high standard of design for new development that respects and enhances the environmental quality and character of the district's urban and rural heritage.



viii. RETAINING CHARACTER OF PLACE 1.53 The district has a distinctive character. As stated previously, all new development

will be expected to make a positive contribution to this character and be of good design and quality. Quality and good design are important everywhere, whether it be to preserve the character of a conservation area or to bring about improvement and regeneration of an urban area. It is also essential to producing attractive, vibrant, sustainable places, in which people want to live, work and relax.

1.54 The appearance of a proposed development and its relationship to its surroundings

is a material consideration in determining planning applications and appeals. PPS1 makes it clear that good design should be the aim of all those involved in the development process.

1.55 The district has a unique character and appearance, much of which stems from the

traditional buildings that still dominate the towns and villages. These are mostly of a simple form that is easily replicable. Design will be expected to enhance this local identity by being sympathetic to local needs and by building on local opportunities. Corporate identities, and ‘in-house building styles’, will be expected to be adapted to the local setting and not the other way around.

1.56 The core strategy with regard to retaining character of place is: CS8 - RETAINING CHARACTER OF PLACE The local planning authority will protect and enhance the district's identity and will, when assessing the design and quality of all development proposals, take account of the following: a. The contribution to local identity and sense of place; b. Suitability of the overall design and appearance of the proposed

development, (including size, scale, density, layout, access, lighting, street furniture, and signage) when assessed in relationship with surrounding buildings, spaces, vegetation, water areas and other features of the street scene; and

c. use, and where appropriate re-use, of local and traditional materials or suitable artificial alternatives.



ix. EMPHASISING THE VALUE OF LANDSCAPING 1.57 The local planning authority is committed to both maintaining and enhancing

environmental quality in the district. To this end, developments must contain a well considered and high quality landscape content, which can be properly and cost effectively maintained. Many developments requiring planning permission are enhanced by the inclusion of hard and/or soft landscaping - particularly new build or refurbishment. This is an integral and important design factor as relevant in considering an application as land use, siting, access and architectural design.

1.58 The landscape treatment of development sites is considered to be essential in order

to integrate new development into its surroundings, improve the landscape character and appearance of a site and to fulfil the site's landscape potential. Landscape planning should be regarded as an integral part of the design process. Too often schemes are prepared for the buildings and roads before any consideration is given to the rest of the landscape. Consequently, landscaping elements are often poorly thought out, inappropriate to the particular area and opportunities to enhance the landscape may be lost.

1.59 In particular, proposals for new development should demonstrate that sufficient

space is made for the introduction of new replacement trees, and the routes for service trenches should be clearly shown. It is to the advantage of the developer to treat the environmental aspects of the proposed development seriously and to take professional advice where necessary to comply with this and other local plan policies.

1.60 The local planning authority believes it is no longer acceptable to agree, or

postpone by condition, landscaping details until after planning permission has been granted. This will enable the planning application to be progressed more effectively and increase the likelihood of a quick and favourable decision. Where environmental aspects are not well considered, delays may be experienced due to the negotiation of amendments, or a refusal.

1.61 The local planning authority will also use planning obligations under the Town and

Country Planning Act (1990) to seek appropriate environmental improvements where these are necessary to support proposed development. Appropriate environmental improvements will include the provision of landscaping and open space of a size and layout appropriate to the development.



1.62 The core strategy with regard to emphasising the value of landscaping is: CS9 - EMPHASISING THE VALUE OF LANDSCAPING It is the Council’s aim to ensure that when development takes place landscaping is an integral part of the design process. Where a design statement is required under Policies HP4 or EB6 or in the circumstances given in LPSPD7, a landscaping scheme will normally also be expected. x ENERGY & WATER CONSUMPTION 1.63 The local planning authority believes that given the climate and resource of the

locality that there is a need to reduce energy and water consumption not only for the benefit of the local environment, but also for the global environment. This is the tenet of Local Agenda 21, which the Council supports. The core strategy with regard to reducing energy and water consumption is:

CS10 – ENERGY & WATER CONSUMPTION It is the Council’s aim to reduce energy and water consumption by: a. promoting the development of environmentally efficient buildings and the use of

energy efficient heating, lighting, cooling, ventilation and other powered systems;

b. reducing the need to travel and encouraging the use of energy efficient transport; and

c. promoting water conservation measures. CONCLUSIONS 1.64 The district is a unique and very special place for many whom live, work and relax

in it. To ensure that the character, history and special features are retained and enhanced for future generations there is a need to adopt and implement plans and policies that will move society towards a sustainable future. The objectives and core strategies of the plan seek to provide a framework not just for development control decisions, but also a framework for taking further steps along the path to a more sustainable future.



READING LIST AND USEFUL LINKS 1.64 In preparing the policies and proposals in this chapter of the local plan account has

been taken of the advice and guidance in a wide range of documents and publications. A list of these is provided below together with details of links to organisations that provide useful information on the web.

DOCUMENTS Planning Policy Guidance Notes and Planning Policy Statements published by the Office of the Deputy Prime Minister A better quality of life: A Strategy for Sustainable Development for the United Kingdom (DETR, 1999) Essex and Southend-on-Sea Replacement Structure Plan (2001) WEBSITES Countryside Agency - http://www.countryside.gov.uk Department for Environment Food and Rural Affairs - http://www.defra.gov.uk/ Office of the Deputy Prime Minister - http://www.odpm.gov.uk Royal Town Planning Institute - http://rtpi.org.uk United Nations Agenda 21 - http://www.un.org/esa/sustdev/agenda21.htm


Chapter 2 Housing RDRLP


Housing 19

CORPORATE OBJECTIVE The Council's vision is to make Rochford the place of choice in the County to live, work and visit. The following Rochford District Council (RDC) Principal Aims are relevant to the delivery of the planning objectives relating to the Housing chapter of the Local Plan: • Work towards a safer and more caring community • Promote a green and sustainable environment • Encourage a thriving local economy • Improve the quality of life for people in our District • Maintain and enhance our local heritage PLANNING OBJECTIVES HO1 To make provision between 1996-2011 for sufficient housing to meet the

requirements of the Essex and Southend-on-Sea Replacement Structure Plan

HO2 To limit the development of new market housing to the existing built-up areas of the district

HO3 To deliver a mix of house types and tenures that best meet the needs of the districts’ population

HO4 To produce new housing to high design standards and using sympathetic materials that reflect the key principles of traditional Essex towns and villages

HO5 To allow development of affordable small scale rural housing schemes as an exception to normal policy controls

HO6 To protect and enhance residential amenity whilst at the same time seeking to make best use of the existing housing stock through re-use, conversion and sub-division

HO7 To make best use of previously developed land within the urban areas for new housing


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HO8 To ensure that new housing complies with the key principles of sustainable development

HO9 To increase the supply of affordable housing in the district including homes for rent through Registered Social Landlords and through Shared Ownership Schemes

STRUCTURE PLAN REQUIREMENTS 2.1 The Essex and Southend-on-Sea Replacement Structure Plan (ESRSP) sets the

requirements for housing provision in the district in the period 1996 – 2011. The allocation provided in the plan is based upon the Government’s 1992 based household projections and the housing provision rates provided in the Regional Planning Guidance for the South East (RPG9, March 2001).

2.2 The Structure Plan considers that, strong emphasis will continue to be given to safeguarding the stated purposes of the Metropolitan Green Belt and to protecting the natural and built environment. Further development provision, it is argued, should primarily be concentrated within existing larger urban areas through increases in their urban capacity, by redevelopment and land use change. The plan concludes that in the Southend and South Essex sub-region, which includes Rochford, further long-term housing provision up to 2011 will be strongly restrained.

2.3 Taking into account the need to continue to safeguard the Green Belt and the

natural and built environment of the district, the Structure Plan requires 3,050 new dwellings to be provided in the district between 1996 – 2011.

2.4 The Structure Plan makes no attempt to allocate or require land to be safeguarded for residential development beyond 2011. Instead, the plan makes clear that housing provision post 2011 will be considered by a review of the plan in the context of new regional planning guidance (RPG14 Regional Planning Guidance for the East of England). Therefore, this local plan, as explained in housing objective HO1, makes no provision for housing post 2011. Future allocations will be dependent then on the outcome of a review of the Structure Plan.


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PLANNING POLICY GUIDANCE 2.5 Planning Policy Guidance Note No.3 sets out the Government’s policies on housing

issues. In particular the document explains the principles of the plan, monitor and manage approach to future housing provision.

2.6 The PPG provides policy advice on:

• influencing the type and size of housing; • delivering affordable housing; • re-using urban land and buildings; • creating sustainable residential environments; • mix-use development; • designing for quality, and • making best use of land.

2.6 In preparing the policies in this chapter of the local plan and in particular, Rochford’s

approach to “plan, monitor and manage”, full account has been taken of the advice in PPG3.

ROCHFORD’S APPROACH TO “Plan, Monitor and Manage.” 2.7 The local plan allocates land for development in the period 1996 – 2011 in

accordance with the overall housing provision figure in Structure Plan Policy H1. 2.8 Rochford monitors the delivery of all housing in the district and produces an annual

report of residential land availability1. The report lists all committed housing sites with and without permission and provides a clear statement of progress towards achieving the overall structure plan provision. This report fulfils the second part of the “plan monitor and manage” housing equation.

2.9 If monitoring did indicate that adjustments were required to the planned provision of new housing, then a policy is included in this local plan which explains the authority’s commitment to undertake an urgent review of the situation.

1 Taken from Residential Land Availability in the Rochford District (2001)


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URBAN CAPACITY 2.10 A detailed study of urban capacity was carried out in 2000/2001. The study

examined the potential for further intensification of the built-up areas, sub division of dwellings, the use of employment sites, car parks, rural sites and living over the shop.

2.11 The study concluded that there is certainly sufficient capacity within the urban areas to accommodate the District’s dwelling requirement to 2011 and that there should be no requirement to allocate greenfield sites for development.

2.12 The LPA has adopted a conservative approach in assessing the contribution arising from the urban capacity study to overall housing provision in the period to 2011. Table 2.1 below summarises the situation. Full details of the urban capacity study can be found in Technical Paper No.1. Further contributions to housing provision post 2011 arising from the study will be determined as part of a future review of the local plan which will be informed by new regional planning guidance and a review of the structure plan.

TABLE 2.1

URBAN CAPACITY HOUSING PROVISION TO 2011 Housing category No. of units Intensification 250 Sub-division 50 Other sites (See Policy HP2) 326 LOTS 12 Rural 62 Total 700 HOUSING PROVISION 2.13 An assessment of housing provision in the district in the period 1996 – 2011 has

been made based on information from the urban capacity study and from the authority’s residential land monitoring report to the base date of 31 March 2005. The calculations are based on net provision, taking into account any losses. This information is shown in Table 2.2


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TABLE 2.2 SUMMARY OF HOUSING PROVISION 1996 – 2011

Housing Provision

No. of units (net)

Completions 1996 – 2005 2381 All sites with planning permission (2005 and availability statement)

870

All sites without planning permission (2005 and availability statement)2

66

Urban capacity study sites in addition to land availability statement sites expected to be developed in plan period.

700

TOTAL 4017 Structure Plan Provision (Policy H1) 3050 2.14 These figures show clearly that, taking into account a very conservative level of

housing provision from the urban capacity study figures, the structure plan housing provision figure of 3050 units will be satisfied. There is no requirement for sites to be released from the Green Belt in the period 1996-2011.

POLICY HP1 – OVERALL HOUSING PROVISION Provision is made for 3050 dwellings net in the district between 1996 and 2011, and to achieve that provision residential development will be permitted within the settlements shown on the Proposals Map. Within these settlements encouragement will be given to residential intensification, sub-division of dwellings, the re-use of vacant, redundant or underused land and living over the shop in accordance with the relevant policies in this Plan and the LPA’s adopted supplementary planning documents. 2.15 The majority of the housing sites allocated for residential development in the

adopted Rochford District Local Plan First Review (1995) have received planning permission or have been implemented. Therefore, given the aim of containing new development within the existing built up areas, few new sites are allocated for residential development in this replacement local plan.

2 This contains a reduction of 10% to allow for non-completions


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DENSITY OF DEVELOPMENT 2.16 PPG3 requires local planning authorities to avoid developments which make

inefficient use of land and to aim for a density of between 30 and 50 dwellings per hectare net (12 to 20 per acre).

POLICY HP2 – HOUSING SITE ALLOCATION Provision is made for new dwellings to be built on development sites as follows:

Site

Est. Capacity

i Reads Nursery, Rawreth Lane, Rayleigh 72 ii Barons Court Kennels, Rawreth Lane,

Rayleigh 24

iii Park School, Rawreth Lane, Rayleigh (see note a)

120

iv Playing Fields, Rochford County Primary School. Ashingdon Road, Rochford (see note b)

25

v Main Road, Hawkwell (see note c) 36 vi Rochford Supermarket site 149

a. The capacity calculation for Park School is based on a total of 2.4Ha (6

acres) of land being released for market housing and 0.4Ha (1 acre) for housing for key workers.

b. The development of this site is dependent on the provision of a new playing

field for the school. Flood mitigation measures may also be required. c. This allocation relates to an area of land currently allocated for industrial

development at the southern end of Hawkwell, for which policies EB2 and EB5 may also have significant implications.


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2.17 The density of any new housing scheme will in part depend on the characteristics of the surroundings area. However, whilst the authority accepts the justification for making best use of land within the existing urban areas, this should not be at the expense of a detrimental impact on amenities or the creation of environments, new buildings or developments that do not harmonise with their surroundings.

POLICY HP3 – DENSITY OF DEVELOPMENT The density of new residential development must be not less than 30 dwellings per hectare and best use of land will be achieved in the range of 30-50 dwellings per hectare (net). The character of individual sites and surroundings will determine the acceptable density but in town centres and areas with good transport links, higher densities above this range may be acceptable. As well as matters of design and layout and car parking standards explained in LPSPD2 and 5, the local planning authority will take into account:

i. Landscape, ecological and topographical features; ii. The character and density of adjacent development; iii. The impact on residential amenity; and iv. The wider visual impact of a scheme. DESIGN STATEMENTS

2.18 The purpose of a design statement is to set out in detail how the plan’s policies will

be implemented on a specific site. In particular, a design statement is intended to secure a higher standard of development than would have been achieved without it.

2.19 Policy HP4 provides the policy framework for the preparation of design statements,

but further guidance on the matters to be included is provided in LPSPD7. POLICY HP4 – DESIGN STATEMENTS The Local Planning Authority will require developers to prepare a design statement for all new housing schemes of more than 12 dwellings to be submitted with the planning application. All statements will be expected to outline the key design elements of the scheme and to provide an assessment against the principles of sustainable development outlined in this Plan, including impacts on biodiversity and nature conservation.

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ENABLING ACTION 2.20 In order to maintain a supply of housing land throughout the plan period, and in

accordance with the ‘plan, monitor, manage’ approach it is important for the local planning authority to keep in regular contact with landowners and developers and, where appropriate, to take action to ensure that housing sites are brought forward for development.

2.21 The Local Planning Authority will maintain regular consultation with persons owning

land with a current planning permission to discuss development difficulties and ways in which the Council might help to resolve these. The LPA will also seek to ensure that public utility services are available for the proposed developments by carrying out appropriate negotiations with utility providers. In exceptional circumstances the LPA may consider the use of compulsory purchase powers to ensure the development of allocated land.

PLANNING OBLIGATIONS 2.22 The local planning authority will pursue the inclusion of appropriate planning

obligations as part of the development process. The following, together with policy HP21, are the local planning authority's policies on such matters:

POLICY HP5 – INFRASTRUCTURE Having regard to the advice as set out in national policy regarding Planning Obligations, the Local Planning Authority will explore all means at their disposal, including planning gain contributions from developers, to ensure the provision and phasing, where appropriate, within housing development sites or within an appropriate distance, of affordable housing, adequate shopping facilities, health care facilities, education facilities, transportation infrastructure (for buses and cycling in particular), nurseries, playgroups and minor infrastructure, including public telephone kiosks, and letter posting boxes.


Housing 27

DESIGN AND LAYOUT 2.23 Urban design is about the creation of places that work for people. It involves a

broad range of issues from community safety, movement and connections to urban form, and is the key to producing places with a distinctive character that matter to people. PPG1 recognises that the appearance and character of a development is a material consideration and particular attention should be focused on the setting of buildings and the treatment of spaces between and around them.

2.24 Much has been written about urban design issues since the publication in1999 of

the report of the urban task force “Towards an Urban Renaissance”, and the Government has formed the Commission for Architecture and the Built Environment (CABE) whose remit is to improve people's lives through the provision of better buildings, spaces and places. A list of relevant documents and links to key organisations is provided at the end of this chapter.

2.25 National guidance may set the scene for the promotion of good urban design, but in

Rochford it is important to understand the local context if new housing development is to be of both high quality and appropriate to the area. Traditional Essex towns and villages exhibit a distinctive character particularly within the texture of historic settlements such as Rayleigh and Rochford. The Essex Design Guide provides a detailed explanation of the key elements that contribute to the character of historic settlements.

2.26 Some new sites within existing urban areas may take their cue for design from the

strong pattern and character of existing surrounding development. On the other hand, where surrounding development does not provide a traditional context, it will be important to develop designs and layouts that reflect the principles of design within an Essex context.

2.27 A primary objective of this plan is to promote good, high quality design in new

housing. To this end, the LPA has adopted the Essex Design Guide as supplementary planning guidance and will adopt it as a supplementary planning document and considers that this provides the starting point for any developer considering a new housing scheme. In addition, the LPA has a series of local design policies, which must also be taken into account. LPSPD2 – Housing Design and Layout and LPSPD5 – Vehicle Parking Standards, together with the Essex Design Guide and other policies in this local plan provide then the context for developers.


Housing 28

POLICY HP6 – DESIGN AND LAYOUT The Local Planning Authority will expect new housing schemes and alterations/extensions to existing housing to be to a high standard of layout and design, taking into account the following key issues: i. Accessibility ii. Boundary treatment iii. Car parking iv. Density v. Gardens, play space and other shared space vi. Impact on designated sites, Conservation Areas and listed buildings vii. Landscaping viii. Overlooking, privacy and visual amenity ix. Relationship to existing and nearby buildings x. Scale and form Detailed advice on these issues is included in LPSPD2 – Housing Design and Layout, LPSPD5 – Vehicle Parking Standards and the Essex Design Guide for Residential and Mixed Use Areas. ENERGY & WATER CONSERVATION

2.28 The Council’s Environmental Charter explains the ways in which it is believed

significant improvements can be made to the manner in which the environment is treated. As part of the aims of the Charter the Local Planning Authority is committed to seeing significant improvements in the energy efficiency rating of new dwellings. This policy further implements Core Strategy policy CS10.

2.29 The policy is intended to create a positive environment for the increase in the level

of energy efficiency of new housing and is intended to complement the requirements of the Building Regulations 2000. Developers will be encouraged to make alterations to the design of buildings or layout of the estate to achieve improved results.

POLICY HP7 – ENERGY & WATER CONSERVATION The Local Planning Authority will require developers to provide a statement of the measures that are to be taken to ensure the construction of environmentally efficient buildings and the use of energy efficient heating, lighting and other powered systems, reducing the need to travel and encouraging the use of energy efficient transport and ensuring water conservation.


Housing 29

AFFORDABLE HOUSING

2.30 In this Local Plan, ‘affordable housing’ is defined as housing that is provided, with subsidy, for local people who are unable to resolve their housing needs in the private sector because of the relationship between housing costs and incomes. Planning Policy Guidance Note 3 indicates that the provision of affordable housing is a material consideration to be taken into account when formulating development plan policies. Authorities must negotiate with developers for the inclusion of an element of affordable housing provision on larger sites, either through provision on the site or through a contribution so that houses can be provided elsewhere in the district where a need has been identified.

2.31 A Housing Needs Survey of the district was carried out in 1999 (Technical Paper

No.2). The study established that in 2004 there would be an outstanding net total need for 340 affordable homes. This calculation took into account the Council’s waiting list, homeless and concealed households, and requirements emanating from demographic changes. It is clear from the study that there is too little affordable housing in the district to satisfy local needs, and Policy HP8 is designed to ensure that all developers of larger sites provide an affordable housing contribution.

2.32 The Local Planning Authority will need to be satisfied that affordable dwellings will

be enjoyed by successive as well as initial occupiers. This is best achieved through the involvement of a Registered Social Landlord (RSL), and the Council has active links with several Housing Associations operating in the District. The LPA will require the applicant to enter into a Section 106 obligation (planning agreement) under the provisions of planning legislation before planning permission is granted.

2.33 Low cost market housing is cited by the government as part of the ‘affordable

housing’ equation. It may very well be that smaller units of accommodation (flats and terraced housing) cost less to purchase on the open market. However, the Housing Needs Study demonstrated that the relationship between income levels of a significant segment of the population and the market value of smaller units meant that they could not normally be expected to be classified as ‘affordable’. Therefore, whilst the LPA will require developers to provide a mix of dwelling sizes on new developments, smaller units will not be considered as a contribution to the affordable housing required by the policy unless it can be shown that their price will come within that indicated as an affordable level in the Council’s Housing Needs Survey. The key is that an element of subsidy is included.


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2.34 Affordable housing provision for villages can usually best be met through the application of Policy HP8 and the provision of suitable accommodation in a nearby town. However, rural affordable housing provision may also be provided through the application of an 'exception' policy. Such a policy enables a local planning authority to grant planning permission for land within or adjoining existing villages which would not normally be released for housing, in order to provide affordable housing to meet local needs in perpetuity.

2.35 The 1995 Rochford District Local Plan specifically excluded the notion of exceptions

housing. There may though be instances when a small development adjacent to an existing rural settlement might be acceptable to fulfil a proven local need, as an exception to policy. The key requirement is the availability of an up to date needs survey.

2.36 The LPA takes the view that local communities should provide the background

information to support a case for an exception to be made. A starting point will certainly be the preparation of a village appraisal, which would provide an economic and environmental profile of the settlement. Once a rural community has made an approach to the LPA, a more detailed assessment of the justification will be required. Where there is no easy access to local services, the LPA will not accept the provision of new housing.

2.37 If it is concluded that an exception scheme is justified, the LPA will require details of

the legal mechanism to be adopted to ensure the new houses are available in perpetuity for the community. Policy HP9 deals with rural exceptions affordable housing. Easy access to services means easy access to a local shop, doctor’s surgery, primary school, playspace and a bus service.

COMMUTED PAYMENTS 2.38 In some cases, it may be inappropriate for the affordable housing contribution to be

within a prospective development site. This may, for example, be the case where a scheme for elderly persons accommodation is proposed. In such cases, the Local Planning Authority will seek a commuted sum contribution from the developer to be put towards the provision of affordable housing in the district. The arrangements for calculating the sum to be provided will depend on the nature of the scheme, but the key elements will be:

• An assessment of the gross open market value of the units to be provided; • Total scheme cost (assuming land at £0); • Resulting subsidy – open market value minus scheme costs.


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2.39 This methodology provides a guide to the calculation of the commuted sum that might be appropriate, but in the rare cases where it is agreed a commuted sum should be provided, the details will need to be agreed based on an assessment of the scheme. It should be emphasised that a commuted sum payment is not intended to be a substitute for on-site provision, and such an arrangement will only exceptionally be accepted.

POLICY HP8 – AFFORDABLE HOUSING In new residential development schemes of more than 25 dwellings or residential sites of 1 hectare or more, the Local Planning Authority will expect not less than 15% of the new dwellings to be provided as affordable housing to meet local needs. Arrangements will be required to ensure that the affordable housing is retained in perpetuity for the use of successive as well as initial occupiers: This will be best achieved through the involvement of a housing association. The developer will be expected to enter into an agreement with the authority under the provisions of Section 106 of the Town and Country Planning Act 1990 to secure the provision. In some cases, it will be inappropriate for the affordable housing provision to be within the development scheme, and in such cases, the Local Planning Authority will seek the provision of a commuted sum towards off-site affordable housing in the district. POLICY HP9 – RURAL EXCEPTIONS The LPA will consider proposals for the provision of affordable housing in rural areas subject to: i. It being demonstrated that there is an identified local need; ii. It not being possible to satisfy these needs in any other way; iii. There being access to local services; iv. The housing being legally available for local people in perpetuity; and v. The protection of biodiversity interests on and surrounding the site.


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CRIME PREVENTION 2.40 There is concern about crime in residential areas, particularly domestic burglaries,

and for many years the planning system has focussed attention on identifying ways in which new housing estates can be designed to minimize the potential for crime. (Note: design and layout to minimize crime is equally important in employment sites).

2.41 A series of initiatives by amongst others the Crime Prevention Officers Conference,

are designed to persuade the building industry to pay closer attention to crime prevention issues.

2.42 The Local Planning Authority plays an important part in these initiatives by

considering crime prevention issues as part of the development control process. All applications for new dwellings will be assessed against the guidelines included in LPSPD2.

POLICY HP10 – CRIME PREVENTION All new development schemes will be expected to reflect the crime prevention guidelines on design and layout included in LPSPD2. In addition, the Local Planning Authority will consult the Police and other relevant specialist groups for advice and guidance on appropriate crime prevention measures within new development schemes.

FLATTED ACCOMMODATION

2.43 A key objective of the Local Plan is to deliver a mix of house types and tenures that

best meet the needs of the district’s population. Purpose built flats have the potential to provide homes for, in particular, young people who are first time buyers and for small households especially those resulting from changes in family units (i.e. when all children have left home). Flats for sale on the open market are not classified as affordable homes but, nevertheless, such accommodation is very often at the lower end of the value scale of market housing and so is more accessible.

2.44 There is, however, great concern that flat developments will result in buildings that

are out of scale and character with normal family housing. This need not be the case but one of the mainstay considerations for any policy related to the construction of purpose built flatted accommodation must be that the proposed building should respect its setting.


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2.45 The Purpose Built Flats policy is based primarily on a set of general principles against which to judge proposals on their merits rather than a set of rigid rules. Particular attention is paid to the need to ensure that any proposal can be satisfactorily accommodated in terms of intensity, scale, massing, traffic generation, parking, design and character. It is important that within existing residential areas new flats are designed so as to reflect the character of the family housing in the area.

2.46 Within town centres different considerations may apply. In an urban situation it may

be possible to accommodate proposals at a higher density. Suitable arrangements must be achieved to ensure adequate traffic circulation in town centre locations, but parking standards may be relaxed taking into account higher levels of accessibility.

2.47 Although the internal layout and design of flatted accommodation is primarily a

matter for developers and Building Control, the Council believes that high quality flatted accommodation is desirable and that such development must pay adequate regard to issues such as soundproofing.

POLICY HP11 – FLATTED ACCOMMODATION In considering proposals for purpose built flatted accommodation, the Local Planning Authority will have regard to:

i. The impact of traffic on the amenities of surrounding dwellings; ii. The relationship of storage and communal areas to surrounding dwellings and

private garden areas; iii. In areas of single family dwellings, the compatibility of the proposed scheme

with its surroundings in terms of height, bulk and spaciousness of the site; and

iv. To the guidance in LPSPD2 and LPSPD5 on layout, design and parking standards.

SHELTERED HOUSING

2.48 In considering planning applications for private sheltered housing schemes, the

Local Planning Authority is concerned to ensure that two fundamental considerations are addressed. Firstly, as with other major developments within the existing residential area the proposal must be of a scale and character appropriate to the particular locality and the amenity of existing residents must be maintained. Secondly, the needs of the future occupants of the scheme are of great importance. If, for example, Category 2 accommodation is proposed a warden's flat must be provided. The proposed scheme must be sited in a location close to shops and other community facilities so that residents have access as easily as possible.


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2.49 Whilst many elderly people do continue to own and drive their own cars, evidence shows that those living in sheltered housing schemes very often stop driving relatively soon after moving in. Therefore, the need for parking provision to the normal standard for residential properties is not considered to be essential and the policy standard for sheltered accommodation has been reduced.

POLICY HP12 – SHELTERED HOUSING In considering proposals for sheltered housing schemes, the Local Planning Authority will have regard to:

i. The impact of traffic on the amenities of surrounding dwellings; ii. The relationship of storage and communal use areas to surrounding dwellings

and private garden areas; iii. The accessibility of the scheme to shops and facilities catering for everyday

needs, and to public transport stops; iv. In areas of single family dwellings, the compatibility of the scheme with its

surroundings in terms of height, bulk and spaciousness of the site; v. The adequacy of private outdoor amenity space; and vi. To the guidance in LPSPD2 and LPSPD5 on layout, design and parking

standards. MOBILITY HOUSING 2.50 It is important that the needs of the disabled and those with mobility problems in

relation to the design aspects of new residential properties are fully considered. Government guidance (PPG3) advises that local planning authorities may include a policy indicating that it would seek to negotiate elements of housing, accessible to the disabled, on suitable sites. Such sites, it is argued, should normally be located close to shops and public transport, and be in an area of level ground.

2.51 At the time of design and construction it is a relatively simple procedure to build into

new dwellings the essential features which would subsequently allow easy and cheap conversion for the use of the disabled. These subsequent alterations to the design of the house might include, for example, the elimination of steps to front and back doors, widened door openings, increased circulation space in bathrooms and so on. Further details of these requirements can be found in LPSPD2 and LSPD6.

2.52 For the purposes of the policy mobility housing is defined as:

"Housing that is suitable for easy adaptation for a disabled person, including those confined to a wheelchair, without structural alterations and encompassing suitable sized rooms, doors and external access."


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POLICY HP13 – MOBILITY HOUSING The Local Planning Authority will require in developments of 25 or more dwellings that 10% of the units are designed, or capable of easy adaptation to, housing for long term needs. BACKLAND DEVELOPMENT

2.53 The results of the Urban Capacity Study show that there remain many opportunities

within the built-up areas of the district for the ‘intensification’ of development. Very often landowners and developers are able to identify opportunities for development on land to the rear of existing residential properties, where there are large back gardens or where several smaller plots can be amalgamated into one.

2.54 Backland development is not, in principle an unacceptable form of development,

and certainly it can make a valuable contribution to housing provision and fulfil one of the requirements of PPG3 by making best use of available land for development.

2.55 Whilst the contribution to housing provision should not be underestimated, where

schemes for backland development are proposed it is essential that they do not compromise the amenities of existing residents and Policy H14 explains the matters against which any assessment of acceptability will be carried out.

POLICY HP14 – BACKLAND DEVELOPMENT In considering applications for the development of backland sites for housing purposes, the Local Planning Authority will have regard to:

i. The need for a satisfactory and adequate means of access; ii. The relationship of new to existing buildings; iii. The scale and visual appearance of the proposed development; and iv. To the guidance in LPSPD2 – Housing Design and LPSPD5 – Vehicle Parking

Standards.


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LOSS OF DWELLINGS

2.56 The Local Planning Authority is, in general, opposed to the loss of existing residential accommodation, since this is likely to result in pressure for the release of greenfield sites for development. Exceptions to this policy may be made for the provision of essential community facilities such as surgeries for doctors or dentists: proposals will be considered on their merits having due regard to other policies in this local plan.

POLICY HP15 – LOSS OF DWELLINGS Development proposals that result in a material net loss of existing dwellings in a residential area will be refused. SUB-DIVISION OF DWELLINGS 2.56 The Local Planning Authority is keen to encourage the sub-division of single

dwellings into smaller units of accommodation but not, however, at the expense of the residential amenity of surrounding properties. There is a demand for smaller properties and the conversion of existing properties, where appropriate, will allow the best use to be made of the housing stock while at the same time going some way towards satisfying this demand.

2.57 Although the internal layout and design of sub-divided dwellings is primarily a matter

for developers and Building Control, the Council believes that high quality residential accommodation is desirable and that such development must pay adequate regard to issues such as soundproofing.

POLICY HP16 – SUB-DIVISION OF DWELLINGS The Local Planning Authority supports in principle the sub-division of single dwelling houses within residential areas into smaller units subject to LPSPD2 – Housing Design and LPSPD5 – Vehicle Parking Standards, and to the following criteria:

i. The provision of suitable private amenity space; ii. The design and appearance of the property; iii. The impact on the amenities of adjoining properties; and iv. The internal layout of the proposed conversion.


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LIVING OVER THE SHOP 2.58 Vacant spaces above shops offer an ideal opportunity to increase the numbers of

people living within town centres. Despite the fact that there is a demand from people wanting to live in town centres, that residential use is a contributor to regeneration, and that such use minimises the demand for greenfield development, it is often difficult to persuade businesses/retailers to utilise their properties in this way.

2.59 As the report of the Urban Task Force stated in 1999, "Bringing these properties

back into use not only creates additional housing, it also attracts a mix of residents back into the commercial hearts of our urban neighbourhoods, creating the critical mass vital to economic and social regeneration”. In seeking to promote more use of commercial buildings within town centres for residential use of the upper floors, it is important to ensure that accommodation resulting in a poor living environment, with inadequate access or a poor relationship with surrounding uses, is avoided.

POLICY HP17 – LIVING OVER THE SHOP The Local Planning Authority will encourage the use of the upper floors of shops and other commercial premises by granting permission where required for accommodation that is self-contained and has separate access from the street and can provide a satisfactory standard of residential convenience and amenity. SAFEGUARDING AMENITIES

2.60 The Local Planning Authority believes that is essential to ensure that the amenities

of residential areas are safeguarded. Development proposals within or abutting residential areas likely to be detrimental to amenities will be refused. Existing non-conforming uses within residential areas will be allowed to remain provided they are not detrimental to the residential amenities of the area. However, the local planning authority will take enforcement action against unauthorised and inappropriate uses, in line with government guidance. Where such a use or development involves employment, policy EB3 will also be relevant.


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PERMITTED DEVELOPMENT RIGHTS

2.61 The grant of planning permission for new dwellings within the existing residential areas or indeed within a conservation area must be carefully considered to ensure that the amenities of existing residents and/or the appearance of the area is protected. Situations often occur when a particular application is considered to be acceptable but concern is expressed about the potential alterations that could occur in the future as permitted development. Therefore, in some circumstances the Local Planning Authority will remove permitted development rights or seek an agreement (section 106 obligation) to ensure that the implications of any changes in the future can be fully considered.

ENCLOSURE OF GRASS VERGES

2.62 The Local Planning Authority receives a steady flow of applications from

householders wishing to bring into their ownership highway grass verges and amenity landscape areas to form part of their private gardens. Common reasons for enclosure include the increase of garden area, perhaps to allow for the construction of an extension, or to bring the land under control for maintenance, especially to prevent littering, dog fouling or other nuisances.

2.63 Such areas, particularly if part of the highway, may be important for traffic safety

reasons. Other areas may be an integral part of the overall design and layout of an estate, contributing to the appearance and character of that estate. Enclosure, in these cases, particularly by high screen walls and fences, could seriously alter the symmetry and attractiveness of an area and destroy the singular character of an estate or locality. In addition, some verges or amenity areas support trees that contribute to the amenity of the area, and it is important that these be retained.

2.64 On occasion, small residual areas of land which do not form an integral part of an

estate layout or design do become unsightly through lack of maintenance, and in these cases there may exceptionally be grounds for permitting their change of use and enclosure. In some cases, a low wall or fence may be more appropriate than a screen structure. Grass verges and amenity areas do contribute to the character and appearance of housing estates and were originally intended for the public benefit. The Local Planning Authority considers that they should generally be retained as open areas with soft landscaping.


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POLICY HP18 – ENCLOSURE OF GRASS VERGES The Local Planning Authority will assess proposals for the enclosure of grass verges, amenity areas or other open land against the following criteria: i. The contribution made to the overall design, layout and symmetry of the

estate or locality and the general amenity and character of the area; ii. Highway safety; iii. The design of any enclosure, wall or fence; and iv. The retention of important amenity trees.

CARAVAN PARKS FOR MOBILE HOMES

2.65 There are a number of caravan parks for mobile homes within the district (see Table

2.3), and these provide either permanent residential accommodation or, subject to a planning condition, holiday accommodation for a specified period throughout the year. Residential mobile homes make a valuable contribution to the overall provision of housing on offer within the district, but many people have and continue to enjoy the holidays available on some sites. Since the last local plan review in 1995, Shangri-La East Caravan Park has closed and is therefore removed from the Proposals Map.

2.66 Many of these sites lie within the tidal floodplain of the River Crouch, and further

development may increase the risk to life, contrary to government guidance provided by paragraph 70 of PPG25 (Planning and Flood Risk). Proposals for further development or changes in use will be considered on their own merits, in consultation with the Environment Agency. Appendix G of PPG25 also provides further relevant guidance.

TABLE 2.3

CARAVAN PARKS FOR MOBILE HOMES

i. Brandy Hole Yacht Club, Kingsmans Farm Road, Hullbridge

ii. Crouch Caravan Park, Pooles Lane, Hullbridge

iii. Dome Caravan Park, Lower Road, Hockley

iv. Halcyon Caravan Park, Pooles Lane, Hullbridge

v. Hockley Mobile Homes, Lower Road, Hockley

vi. Lansdowne Caravan Park, Poynters Lane, Shoeburyness

vii. Riverside Village, Creeksea Ferry Road, Canewdon

viii. Shangri-La West, Pooles Lane, Hullbridge

ix. Tower Caravan Park, Pooles Lane, Hullbridge


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2.67 In terms of character and appearance there is little to distinguish residential sites from holiday sites and indeed some sites have a mixture of both types of accommodation. Perhaps the key difference between residential and holiday use, leaving aside planning restrictions, is the different health, safety and welfare conditions applied under the provisions of the Caravan Sites and Control of Development Act 1960.

2.68 The difference between residential caravan parks and holiday caravan parks in

planning terms is the application of a planning condition requiring holiday homes to be vacated for a number of days or weeks every year. There is no standard approach and sites have different occupation conditions, the result of decisions taken over a number of years. Since there is little difference between sites, there is no justification to maintain a policy difference between residential sites and holiday sites. Therefore, the existing sites shown on the Proposals Map are simply called caravan parks.

2.69 If an owner applies to the local planning authority for the removal of the restricted

occupancy conditions, consent would then in principle be forthcoming. However, in order for the site to then be operated on a residential basis, the operator would be required to satisfy a more onerous series of conditions under the provisions of the caravan site licence.

2.70 Note, the policy issues relating to sites used for touring caravans are dealt with in

chapter 6 (Leisure and Tourism) of the Local Plan.

POLICY HP19 – CARAVAN PARKS Planning applications for new caravan parks and applications for extensions to existing sites as shown on the Proposals Map will be refused. Environmental improvements within existing sites will be encouraged.


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GYPSY SITES

2.71 For the purpose of the local plan, the word 'Gypsy' has the same definition as can be found in paragraph 16 of the Caravans Sites Act 1968. This states that ‘gypsies’ means, ‘persons of nomadic habit of life, whatever their race or origin, but does not include members of an organised group of travelling showmen, or of persons engaged in travelling circuses, travelling together as such’. This definition is the currently accepted standard definition used in planning law.

2.72 Many Gypsy families prefer to find, acquire and develop their own sites for settled

occupation, often as bases from which members of extended families can maintain their nomadic lifestyle, and sometimes also for small scale business use. Such proposals should be discussed with the Council before land is bought or works carried out.

2.73 Circular 1/2006 states in paragraph 49 that, “New gypsy and traveller sites in the

Green Belt are normally inappropriate development, as defined in Planning Policy Guidance 2: ‘Green Belts’ (PPG2). National planning policy on Green Belts applies equally to applications for planning permission from gypsies and travellers, and the settled population. Alternatives should be explored before Green Belt locations are considered.” Policy HP20 provides a framework for assessing planning applications by Gypsies for private sites for settled occupation.

2.74 The Council has agreed to abide by the Essex County Council Code for Travellers

in Essex, but will take enforcement action against the use of unauthorised and inappropriate sites. There is no provision within the district for temporary Gypsy accommodation. However, a 25 pitch site is available in a neighbouring authority, run by Essex County Council, which caters for the needs of the Council.

2.75 Rochford District Council is in a unique position. All of the land within the district is

designated as green belt, residential or is controlled by the Ministry of Defence. Gypsies must therefore demonstrate that they have considered alternative sites outside the green belt, such as within residential areas or under the jurisdiction of other local planning authorities. They may also wish to examine the possibility of leasing land from the Ministry of Defence, as such land is now used for a variety of non-military uses.


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POLICY HP20 – GYPSY SITES Applicants must demonstrate that they have considered alternative non-green belt locations for their development. Once this is demonstrated, the local planning authority will have regard to the following criteria in considering applications made by Gypsies for private sites for settled occupation: i. Any opportunity thereby afforded to clear unauthorised sites; ii. The avoidance of disturbance, including disturbance at unsocial hours,

affecting neighbouring land or premises; iii. The practicability of adequately screening (where accepted) any working or

storage areas by establishing new or maintaining or reinforcing existing plantations or mounds;

iv. The protection of the best and most versatile agricultural land, historic woodlands, ancient landscapes, wildlife habitats or areas designated for their special scientific interest;

v. The adequacy of arrangements for access, for parking and manoeuvring of vehicles and (where appropriate) for the storage of goods and materials;

vi. The availability of services; and vii. The arrangements made for securing the site in the event of its seasonal or

other temporary periods of non-occupation. PLANNING OBLIGATIONS 2.76 Planning obligations are a useful tool in securing benefits to the community from

development. A planning obligation or agreement is a legal agreement between a local planning authority and a developer, or offered unilaterally by a developer, ensuring that certain works related to a development are undertaken. Such agreements are usually made under the provisions of Section 106 of the Town and Country Planning Act 1990.

2.77 The Council will seek to use such mechanisms where appropriate to secure wider

community benefits from a development. In such cases the following policy will apply:

POLICY HP21 – PLANNING OBLIGATIONS The Council will seek planning obligations and the provision of related benefits in all types of development. Such obligations and benefits will be properly related to and appropriate to the locations, scale and nature of the development and local social and environmental needs.

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READING LIST AND USEFUL LINKS

2.78 In preparing the policies and proposals in this chapter of the local plan account has been taken of the advice and guidance in a wide range of documents and publications. A list of these is provided below together with details of links to organisations that provide useful information on the web.

DOCUMENTS Planning Policy Guidance Notes and Planning Policy Statements published by the Office of the Deputy Prime Minister Urban Capacity Study – RDC (2001) Housing Needs Study – RDC (1999) Housing Strategy 2004 – 2007 – Fit for Purpose – RDC (2004) Essex and Southend-on-Sea Replacement Structure Plan (2001) Urban Task Force (1999) WEBSITES Office of the Deputy Prime Minister - http://www.odpm.gov.uk Royal Town Planning Institute - http://www.rtpi.org.uk LOTS project - http://www.livingovertheshop.org


Chapter 3 Rural Issues RDRLP


Rural Issues 44

CORPORATE OBJECTIVE The Council's vision is to make Rochford the place of choice in the County to live, work and visit. The following Rochford District Council (RDC) Principal Aims are relevant to the delivery of the planning objectives relating to the Rural Issues chapter of the Local Plan: • Promote a green and sustainable environment • Encourage a thriving local economy • Improve the quality of life for people in our District • Maintain and enhance our local heritage PLANNING OBJECTIVES RI1 To prevent the process of coalescence of the settlements within Rochford

District with Southend-on-Sea or settlements in adjacent districts.

RI2 To prevent the process of coalescence of the towns and villages within Rochford District.

RI3 To promote the process of urban regeneration in settlements within Rochford District and within the urban areas of neighbouring districts.

RI4 To prevent creeping, incremental and cumulative development, such as garden extensions and residential extensions that are detrimental to the green belt and the rural environment more generally.

RI5 To enable modest new dwellings and other buildings to be constructed that are required for agriculture and forestry, subject to a proven need.

RI6 To encourage the re-use and adaptation of existing rural buildings and agricultural diversification.

RI7 To ensure that there is adequate burial space throughout the district for the duration of the plan.


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THE METROPOLITAN GREEN BELT 3.1 The area of the District falling within the Metropolitan Green Belt is indicated on the

Proposals Map accompanying this Plan. 3.2 In accordance with Policy C4 of the Replacement Structure Plan, the Council has

carried out a full review of the District's inner Green Belt boundaries. A number of modifications to the boundaries have been made in response to this study, both to remove small areas of land from the Green Belt that did not logically belong within it (having regard to the five purposes of Green Belts set out in Planning Policy Guidance Note 2: Green Belts), and to take other parcels of land into the Green Belt that did. It is considered that the resulting Green Belt boundaries are both logical and defensible in the long term.

3.3 The Council's overall objectives in applying the five basic Green Belt purposes will

continue to be as follows:

• To prevent the further expansion of the built-up areas of adjacent districts. • To prevent the process of coalescence of the settlements within Rochford

District with Southend-on-Sea or settlements in adjacent districts. • To prevent the process of coalescence of the towns and villages within

Rochford District. • To preserve the character of the historic towns of Rochford and Rayleigh, and

the villages of Great Wakering, Canewdon, Paglesham Eastend and Paglesham Churchend.

• To promote the process of urban regeneration in settlements within Rochford

District and within the urban areas of neighbouring districts. 3.4 The application of the Green Belt purposes through the objectives identified above

will have the combined effect of protecting the historic fabric of the district, preventing the further encroachment of development into the countryside and of safeguarding the countryside to provide for recreational needs and the protection of the natural features, flora, fauna and their habitats.

3.5 The Council also recognises that by diverting development and population growth

away from rural areas to existing urban areas, Green Belt policy also assists in the achievement of sustainability objectives.


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DEVELOPMENT WITHIN THE GREEN BELT 3.6 In order to maintain the objectives of Green Belt policy it is essential that future

development proposals continue to be strictly controlled. Taking into account the government guidance of PPG2 and the Replacement Structure Plan, the policy for development in the Green Belt will be as follows:

POLICY R1 – DEVELOPMENT WITHIN THE GREEN BELT Within the Metropolitan Green Belt there is a general presumption against inappropriate development. Except in very special circumstances, planning permission will not be granted unless for:- i. Development required for agriculture or forestry in accordance with Policies

R3, R4, R8 and R9; ii. the extension, alteration or replacement of existing dwellings in accordance

with the criteria defined in Policies R2, R5 and R6; iii. limited affordable housing for local community needs within or immediately

adjoining existing villages, in accordance with the criteria defined in Policy HP9;

iv. essential small-scale facilities for outdoor sport and outdoor recreation in accordance with PPG2;

v. the re-use or adaptation of existing buildings in accordance with the criteria defined in Policy R9;

vi. mineral extraction and related restoration; vii. cemeteries, or other uses of land which fulfil the objectives of the Green

Belt; or viii. the provision of agricultural or forestry dwellings in accordance with the

criteria defined in policy R3. Development which may be permitted under this policy should preserve the openness of the Green Belt and should not conflict with the main purposes of including land within it. Any development which is permitted should be of a scale, design and siting such that the character of the countryside is not harmed and nature conservation interests are protected.”

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RURAL SETTLEMENT AREAS 3.7 Development in many settlements and hamlets within the Green Belt (e.g. Rawreth,

Battlesbridge, Paglesham Eastend and the Plotlands) is considered to be of such a sporadic nature that to allow any new dwellings would have a detrimental effect on the visual appearance of the Green Belt and the existing open character of such settlements.

3.8 There are, however, several areas / ribbons of residential development that are

already fairly built-up and have little scope for infilling or rounding-off. In the Local Plan First Review such areas were not subject to the fairly restrictive policy relating to extensions that applied elsewhere in the Green Belt, but to a policy regime more similar to that applied in residential areas. Green Belt control was, however, maintained in all other respects and applications for the replacement of dwellings were considered on their merits. This approach has proved effective in practice, and a similarly worded policy relating to extensions is set out below:

POLICY R2 – RURAL SETTLEMENT AREAS WITHIN THE GREEN BELT Within the following rural settlement areas:- i. Central Avenue/Pevensey Gardens, Hullbridge; ii. Pooles Lane, Hullbridge; iii. Windsor Gardens, Hawkwell; iv. Rectory Road/Hall Road, Hawkwell; v. Barling Road/Rebels Lane, Great Wakering; vi. Stonebridge, Barling; vii. Hall Road, Rochford; viii. Kingsman Farm Road, Hullbridge; and, ix. Bullwood Hall Lane and High Road, Hockley, Proposals for extensions to dwellings in these areas as defined on the Proposals Map and in LPSPD8 will be permitted if the following criteria are met: a. The appearance of the extension is in keeping with the scale and character of

the dwelling and with its setting; b. The extension will not be visually intrusive in the open character of the

surrounding countryside; c. The extension would not harm the amenity of nearby residents.


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AGRICULTURAL AND FORESTRY DWELLINGS 3.9 Government guidance allows for the provision of new dwellings in cases where the

existence of on-site accommodation is crucial to the success of an agricultural or forestry business. Whilst Policy R3 is primarily aimed at these types of business, it is recognised that there may be other rural businesses where a similar case for on-site accommodation can be demonstrated, e.g. in respect of certain equestrian enterprises. Such proposals should also be considered having regard to this policy.

3.10 The policy follows the 'functional' and 'financial' tests described in Annex I of PPG7

(The Countryside: Environmental Quality and Economic and Social Development), and seeks to establish whether there is a functional need for someone to live on the site, whether the enterprise is, or will become financially viable, and whether such viability is likely to be sustainable in the long term.

3.11 To enable the proper consideration of these matters, applications should be

accompanied by full business plans and/or appraisals carried out by suitably qualified people (e.g. agricultural consultants) and, in respect of applications for dwellinghouses, fully audited accounts for the three years preceding the application. Applicants will be expected to be able to demonstrate that the enterprise provides sufficient income for investment in the business (e.g. money for buildings, machinery, livestock, etc.) in line with the business plan, in addition to income for the construction of the house, personal / family and other needs.

3.12 Before permission can be granted for a permanent dwellinghouse, it is crucial for an

applicant to demonstrate that his business is economically viable, and has every prospect of remaining so in the longer term. Thus, in the case of a new business, an application should first be made for the stationing of a mobile home, or another type of temporary accommodation. If a proposal meets the criteria set out below, permission for a mobile home will usually be granted for a period of three years to give the applicant sufficient time to establish his business, and so meet these objectives. Assuming the business is successful, consideration can then be given to the provision of a permanent dwellinghouse. Permission for the siting of a mobile home will not, however, be granted for a period exceeding three years, nor will permissions normally be renewed if, at the end of the temporary period, the business is still not viable.

3.13 Careful consideration should be given to the siting of new dwellings to ensure that

they meet the identified functional need, but are also well-related to existing buildings. Such consideration should also extend to the siting of mobile homes, as it will not normally be appropriate to grant permission for a mobile home in a location


Rural Issues 49

where a permanent dwelling would not be permitted. Planting schemes will be required to further reduce the visual impact of dwellings in the landscape.

3.14 PPS7, paragraph 9 provides advice regarding the size of dwellings, stating that

these should be, 'of a size commensurate with the established functional requirement.' The guidance goes on to add that it is the requirement of the enterprise, and not the owner or occupier, that is relevant to determining the size of a dwelling that is appropriate to a particular holding.

3.15 In practice, however, it has proved difficult to arrive at an appropriate size of

dwelling with applicants on the basis of this rather loosely worded guidance. Therefore, to avoid ambiguity, and provide a policy that is reasonable and can be consistently applied, the policy below requires that new farm dwellings should not exceed a gross habitable floorspace of 140sq.m., unless it can be demonstrated that the functional need of the holding truly requires a larger property.

3.16 It is considered reasonable to permit farmhouses to be extended by the same

amount as other dwellings in the countryside (see Policy R5). New farm dwellings may, therefore, be designed with a total habitable floorspace of 175sq.m. (140sq.m + 35sq.m). In such cases, it will be necessary to impose a planning condition withdrawing permitted development rights.

3.17 Further extensions expressly required to serve the agricultural use being carried out

on the holding (e.g. wash rooms, drying rooms, farm offices) will be considered on their individual merits.

3.18 Planning conditions will be imposed to limit the occupation of all new dwellings to

persons employed, or last employed, in agriculture in the locality. This will ensure that dwellings are kept available to meet the needs of other agricultural businesses in the area as a whole if, for whatever reason, a dwelling is no longer required to meet the needs of the original business. The combination of agricultural occupancy conditions with a policy criterion restricting the scale of agricultural dwellings to modest proportions will help to maintain a supply of housing that is available (and affordable) to agricultural workers, thus avoiding a proliferation of new houses in the open countryside. Applications for the removal of agricultural occupancy conditions will not, therefore, be permitted except in the most exceptional circumstances.


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POLICY R3 – AGRICULTURAL & FORESTRY DWELLINGS Within the Green Belt planning permission will be granted for permanent dwellings for agricultural and forestry workers provided that:- i. it is essential for the proper functioning of the enterprise for at least one

person to be present on the holding at most times of the day and night; ii. the functional need relates to a full-time agricultural / horticultural worker; iii. the unit and the agricultural enterprise in question, have been established

for at least three years, have been profitable for at least one of them, are currently financially sound and have every prospect of remaining so in the long term;

iv. the functional need could not be fulfilled by another dwelling on the unit, or any other accommodation in the area as a whole that is suitable for, and available to, the worker(s) concerned;

v. no dwelling or other building suitable for conversion to a dwelling has recently been sold or let by the applicant that would have otherwise met the functional need; and

vi. the size of the dwelling is commensurate with the established functional requirement of the unit. (Dwellings will normally be expected to be bungalows or chalets and should not, in any case, accommodate in excess of 140sq.m of habitable floorspace. If the applicant wishes the dwelling to incorporate the 35sq.m of additional floorspace allowed for under Policy R5 from the outset, the Local Planning Authority will impose a planning condition withdrawing permitted development rights to further extend the floorspace of the dwelling).

Permissions for new farm dwellings will be subject to conditions, inter alia, to restrict their occupation to persons solely or mainly employed, or last employed, in agriculture in the locality and remove permitted development rights in order to control their scale and appearance.


Rural Issues 51

POLICY R4 – TEMPORARY AGRICULTURAL DWELLINGS Within the Green Belt planning permission will be granted for the stationing of mobile homes for agricultural workers provided that:- i. it is essential for the proper functioning of the enterprise for at least one

person to be present on the holding at most times of the day and night; ii. the functional need relates to a full-time agricultural / horticultural worker; iii. there is clear evidence of a firm intention and ability to develop the

enterprise concerned; iv. there is clear evidence that the proposed enterprise has been planned on a

sound financial basis; v. no dwelling or other building suitable for conversion to a dwelling has

recently been sold or let by the applicant that would have otherwise met the functional need; and

vi. the functional need could not be fulfilled by another dwelling on the unit, or any other accommodation in the area as a whole that is suitable for, and available to, the worker(s) concerned.

Permissions for mobile homes will be subject to conditions, inter alia, to restrict their occupation to persons solely or mainly employed, or last employed, in agriculture in the locality and require their removal from the holding after a maximum period of three years. EXTENSION AND ALTERATION OF DWELLINGS IN THE GREEN BELT OUTSIDE THE RURAL SETTLEMENT AREAS COVERED BY POLICY R2 3.19 It is entirely reasonable for those living in the Green Belt to be able to extend their

properties to some degree, to cater for changing family needs. Permitted development rights exist to allow for alterations to properties whether they lie in the green belt or outside. However, it is equally reasonable that the scale of such extensions be restricted to ensure that they do not prejudice the stated purposes of the Green Belt.

3.20 Besides causing visual harm by increasing the visual impact of properties in the

countryside, extensions can also raise the occupancy potential of dwellings, thus increasing the population living in the Green Belt and, as a corollary, car dependency and traffic generation. Extensions also raise the value of properties, and so reduce the supply of small units of accommodation available to those employed in rural areas. This can also lead to additional car use, since those employed in rural areas may not be able to secure an affordable home close to their


Rural Issues 52

place of work. Thus, establishing a policy that seeks to restrict extensions to a reasonable size is crucial to sustainability.

3.21 Policy C2 of the Replacement Structure Plan allows for 'limited extensions' to

existing dwellings,' echoing the guidance of PPG2: Green Belts (1995). The phrase 'limited extensions' replaces the phrase 'reasonable extensions' which appeared in the previous version of PPG2, in addition to the earlier Structure Plan policy. However, it is not considered that this change of wording implies that a more, or less, restrictive policy towards extensions should now be adopted.

3.22 Policy R5 (formerly called Policy GB7) has been successfully implemented by the

Council since 1988, and has been well supported on appeal. Given this, and the foregoing, it is not considered that the policy requires amendment.

3.23 The policy allows dwellings to be extended by up to 35 sq.m. of living area

floorspace, taking into consideration any floorspace constructed or provided without the requirement of planning permission. By setting the maximum size of extension at 35sq.m, the Council has sought to permit a reasonable size of extension that is not out of scale with the original dwelling.

3.24 The adoption of a maximum allowance also allows applications to be dealt with in

an even-handed and consistent manner, and avoids claims of 'unfairness' that could result if extensions of different sizes were allowed on neighbouring properties.

3.25 With all extensions the Local Planning Authority will wish to ensure that the

character and setting of the dwelling is maintained and in the interests of good design this will normally mean, for example, pitched rather than flat roofs. Pitched roof should be constructed at a low angle to render the floor area of the roof space unusable for living accommodation. Where this is not possible a planning condition or legal agreement removing those rights will be required.

3.26 Policy R5 is intended to cover all reasonable requirements, and there should be no

requirement to breach it, except in exceptional circumstances. Please also refer to the notes accompanying policies R5 & R6.


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POLICY R5 – THE EXTENSION OF DWELLINGS IN THE GREEN BELT Extensions to dwellings in the Green Belt outside the rural settlement areas defined in Policy R2 will be restricted in size. Planning permission will be granted for extensions provided that: i. the total size of the dwelling as extended will not exceed the original

habitable floor space by more than 35 square metres in floor area; ii. the proposal does not involve a material increase in the overall height of the

property; iii. the proposal does not harm the character of the countryside; iv. the proposal does not give rise to the formation of a self-contained unit of

accommodation (e.g. a 'granny flat'); and v. all parts of the existing dwelling to remain after the extension(s) have been

provided are structurally sound. In permitting extensions in accordance with the above, the Local Planning Authority will, in appropriate cases, impose planning conditions to restrict the habitable floorspace of the property to that illustrated on the approved plans. THE REPLACEMENT OR REBUILD OF DWELLINGS IN THE GREEN BELT OUTSIDE THE RURAL SETTLEMENT AREAS COVERED BY POLICY R2 3.27 The issues identified above relating to extensions apply equally to the replacement

or rebuild of existing dwellings. To ensure consistency between these policies, the floor area of a replacement dwelling should not be any greater than 35sq.m above the original floor area of the dwelling it replaces.

3.28 In the majority of cases, applications are made for dwellings incorporating the

maximum floor area allowed for under the policy. In such cases, conditions, or, in appropriate cases, legal agreements withdrawing permitted development rights (including the conversion of roof and garage space to habitable rooms) will need to be imposed in order to ensure that alterations cannot be made to the new dwelling without the consent of the Local Planning Authority.

3.29 An alternative method of ensuring that a roof area cannot be converted to habitable

accommodation is, as discussed above, to utilise a low pitch of roof that renders the area within it unusable for such purposes. The use of a low pitch has the additional benefit that the overall visual impact of the dwelling is reduced. Indeed, the visual impact of a property may be reduced still further if a hipped roof is used in lieu of a gabled roof.


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3.30 When considering applications for replacement dwellings, the Local Planning Authority will consider which of these methods would be most effective in controlling the scale and floor area of the property in question, and will act accordingly.

3.31 The policy offers the opportunity to achieve an improvement in the appearance of

many dwellings in the Green Belt, particularly those within Plotland areas. The type of materials, design, location within the plot and landscaping of the site are all matters which will be examined in great detail in order that the finished result is to a very high standard.

3.32 As a consequence of the demand for housing, the majority of Green Belt dwellings

have been maintained in reasonable condition. However, a number of dwellings have not been occupied for many years and are now effectively derelict. Such dwellings do not fall to be considered under this policy. Only dwellings that are in a reasonable state of repair and are currently occupied, or have been until very recently, will be considered as appropriate candidates for replacement.

3.33 Policy R6 is intended to cover all reasonable requirements, and there should be no

requirement to breach it, except in exceptional circumstances. Please also refer to the notes accompanying policies R5 & R6

POLICY R6 - THE REPLACEMENT OR REBUILD OF EXISTING DWELLINGS IN THE GREEN BELT The replacement or rebuild of existing dwellings in the Metropolitan Green Belt will be permitted taking account of the following criteria: i. the total size of the new dwelling is no greater than:

a. 35 square metres in floor area above the size of the habitable floorspace of the original dwelling;

b. the size of the original dwelling together with the maximum permitted development allowance provided for by Schedule 2, Part 1, Class A of the Town and Country Planning General Permitted Development Order 1995; or,

c. the size of the habitable floorspace of the dwelling lawfully existing at the time of the application;

i. the condition of the original dwelling; ii. the visual mass of the new dwelling should be no greater than that of the

existing dwelling (taking into consideration any additional mass allowed for in respect of criterion (i)(A) or (B), above). The overall height of the replacement dwelling should not exceed that of the existing dwelling, unless a modest increase in height can be justified on design or visual amenity grounds. Where the existing dwelling is a bungalow it should be replaced by a bungalow;


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iv. the replacement dwelling will be expected to be sited in the same location

within the plot as the original, unless an alternative siting is perceived to be more appropriate in Green Belt or amenity terms; and

v. where resiting is agreed, arrangements are secured to ensure the demolition of the replaced dwelling and its outbuildings and the reinstatement of their site.

Planning conditions or legal agreements will be used in appropriate cases to prevent the erection of extensions to the dwelling or the conversion of roofspaces, garages, etc., to habitable floorspace. Proposals for the replacement or rebuild of dwellings sited within the rural settlement areas defined in Policy R2 will be considered on their merits having due regard to sections (ii) to (vi) of this policy. NOTE: The definition of certain terms used in the above policy is found at the foot

of Policy R6. NOTES TO BE READ IN CONJUNCTION WITH POLICIES R5 AND R6: The original habitable floorspace of the dwelling is defined as the habitable floor area of the dwelling existing on 1st July 1948 or as built after that date. If a dwelling is a replacement of an earlier property, original habitable floorspace relates to the floor area of the earlier, rather than the replacement, dwelling. Habitable floorspace is considered to be the total floorspace of all the rooms in the dwelling, excluding small porches (less than 3m2 or, if in excess of this, not opening directly into the main body of the dwelling), attached garages and loft space (which is used or is capable of being used for storage, but is incapable of any temporary, permanent or occasional habitable use). The definition also includes outbuildings that are used or are capable of use for habitable purposes and lie within 5m of the dwelling. Exceptions may be made in cases where, for example, an existing property has no inside bathroom / toilet. In such a case it would normally be appropriate to allow the provision of an extension to the dwelling (of the same footprint) to house such facilities, without prejudice to the 35sq.m allowance set out above.


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The floor area of a property should be measured gross between the unfinished internal faces of external walls. In other words, the floor area should include the area taken up by all internal walls, chimneys, etc., but exclude the area taken up by the external walls. Staircases should be included as part of the floor area, stairwells should not. A self-contained unit is defined as accommodation with independent access and comprising bed/living room, kitchen and bathroom accommodation. EXTENSIONS TO DOMESTIC GARDENS 3.34 In recent years there has been an increase in the number of applications for the

extension of private gardens on the fringe of urban areas into farmland or other open land in the Green Belt. Garden extensions can be injurious to the visual appearance of the Green Belt particularly with the propensity for the erection of additional buildings, fences and other structures. Furthermore, they can affect high quality agricultural land (grades 1,2 and 3a) or disturb important sites of nature conservation interest.

3.35 In the light of their impact, the Local Planning Authority will therefore only grant

consent for domestic garden extensions into the Green Belt in the most exceptional circumstances, e.g. where it can clearly be demonstrated that a proposal will not affect the visual appearance of the Green Belt.

3.36 In order to fully reflect the Local Planning Authority's concerns about garden

extensions, the following policy will apply: POLICY R7 - THE EXTENSION OF DOMESTIC GARDENS The extension of domestic gardens into the Green Belt will only be permitted in exceptional circumstances, where it can be clearly demonstrated that the proposal would not materially affect the openness of the Green Belt or prejudice the Council's Green Belt Strategy, set out above.


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AGRICULTURAL BUILDINGS 3.37 Whilst government guidance indicates that the construction of new agricultural

buildings is not inappropriate, in principle, within the Green Belt, such guidance also indicates that buildings should not significantly reduce openness, and should be of a design and scale appropriate to their rural surroundings. This advice is echoed by Structure Plan Policy C2 and, in turn, by the final paragraph of Policy R1, set out above.

3.38 The Town and Country Planning (General Permitted Development) Order 1995

allows many new farm buildings to be built without the necessity of full planning permission. However, in such cases, the Local Planning Authority is still required to determine whether its prior approval is required for the siting, design and external appearance of the building and, if such approval is considered necessary, whether the details provided are acceptable.

3.39 The advent of mechanised agriculture twinned with the need to handle bulk produce

has led to vast changes in the design and scale of agricultural buildings. Whereas 'traditional' timber and brick buildings were of attractive design and human scale, modern buildings are generally of utilitarian, quasi-industrial appearance and good design is required to assimilate them into the district's flat rural landscape. It is, therefore, crucial that careful consideration is given to the issue of scale and to matters of design and siting to ensure that the visual impact of such buildings is minimised. Whilst it is common practice to group buildings together in order to reduce their visual impact, attention should be paid to the appearance and character of the existing buildings. If the existing buildings are attractive, traditional buildings of timber or brick, it may not be appropriate to site a large, steel-clad building next to them. This could appear discordant, and detract from the character of the existing group. Detailed advice on matters of design and siting is in provided in Annex D of PPG7.

3.40 In addition to considering proposals for new agricultural buildings, or extensions to

existing buildings, in the light of Policy R1, such applications will be considered having regard to the following policy:


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POLICY R8 - NEW AGRICULTURAL BUILDINGS Where planning permission is required, the Local Planning Authority will be mindful of the operational requirements of new agricultural buildings, but will refuse buildings which are of a design, external appearance and siting that:- i. Has an adverse visual impact in the landscape or on features of nature

conservation interest; and, ii. Fails to respect the character and appearance of nearby buildings.

THE RE-USE AND ADAPTATION OF EXISTING RURAL BUILDINGS

3.41 A large number of buildings in the rural landscape are currently unused. Many were

built for the purposes of agriculture, but are incompatible with modern day farming methods. Others originally served as telephone exchanges, pumping stations, etc. Many of these buildings are of substantial and sound construction and could be re-used without major alteration or rebuilding.

3.42 The Government is keen to promote the diversification of the rural economy in order

to provide employment opportunities for local people and sustain rural communities. Putting empty rural buildings back to beneficial use is key to this policy.

3.43 PPG7 states that preference should be given to the re-use of buildings for business

purposes. In addition to assisting rural enterprise, such uses can also provide a source of employment close to home, thus reducing the travel to work distance for those living in the more remote settlements. It should be made clear, however, that proposals that rely upon the use of adjoining land (e.g. builders yards, haulage depots, etc.) will not be permitted.

3.44 Government guidance is less positive towards residential conversions since these

do not bring the economic benefits associated with business re-use, and can result in a dispersed pattern of settlement, which increases both the need to travel and car dependency. Moreover, the domestic paraphernalia associated with dwellings can affect the character and openness of the surrounding countryside. Experience has also shown that to bring them up to habitable standards, buildings often need to be considerably altered (e.g. by the insertion of additional windows, internal partitions, etc.) which can destroy their character and integrity. This is clearly unacceptable in the case of listed buildings.


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3.45 Policy R9 takes all of these factors into account. Applications for retail use should additionally be considered against Policy R10.

FARM DIVERSIFICATION 3.46 To help the farming industry become more competitive, diverse and robust, PPG7

promotes the diversification of farming enterprises. Examples cited include farm-based food processing and packing and the hiring or repairing of farm machinery. Whilst the guidance makes it clear that proposals should ideally make use of existing buildings, it does note that new buildings (either to replace existing buildings or to accommodate the expansion of enterprises) or, indeed, extensions to existing buildings, may be acceptable in certain circumstances. Applications will be determined in accordance with the following policy:

POLICY R9 – THE RE-USE AND ADAPTATION OF EXISTING RURAL BUILDINGS & FARM DIVERSIFICATION Within the Metropolitan Green Belt, the re-use of farm and other existing buildings in rural diversification schemes will be permitted, provided that the proposed use would complement the operations on the site. The re-use and adaptation of farm and other existing rural buildings will be permitted, provided that: i. the proposal relates to a building with a form, bulk and general design in

keeping with its surroundings; ii. the proposal relates to a building of permanent and substantial construction,

that is capable of conversion to the proposed use without major or complete reconstruction;

iii. the proposal involves no major extensions which would materially affect the openness of the green belt;

iv. the proposal involves no extension to the building, nor would any such extension be necessary in order to carry out the proposed use;

v. the proposed use of the building and associated land would not have a materially greater impact than the permitted / lawful use on the openness of the Green Belt or the fulfilment of its purposes;

vi. the proposed use would not introduce additional activity or traffic movements likely to materially and adversely affect the character of the Green Belt or place unacceptable pressures on the surrounding rural road network;

vii. in the case of a change to residential use, the applicant has first made every reasonable attempt to secure a suitable business re-use during the two years prior to the application; and


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viii. there is no detriment to nature conservation interests. Where the conversion of a building to residential use is permitted, a planning condition will be imposed withdrawing permitted development rights to alter or extend the building. The residential conversion of listed farm buildings will not normally be permitted. NEW RETAIL USES 3.47 The closure of many village shops and post offices means that the residents of

certain of the District's smaller settlements have to travel in order to buy food and other convenience goods. This conflicts with sustainability objectives and, clearly, impacts upon the elderly or those without access to a car. The re-use of existing buildings to provide such functions will, therefore, be encouraged, subject to residential amenity and traffic issues being met.

3.48 The re-use of an existing building as a farm shop selling a wide range of produce

can also meet sustainability objectives, in particular where it serves a small settlement lacking a village shop. (Indeed, in such a case, its evolution into 'the village shop' would, in principle, be encouraged.) However, there may be cases where a farm shop selling a broad range of produce could threaten the viability of an existing village shop, the closure of which would be contrary to sustainability objectives. Applications for farm shops will, therefore, be assessed having regard to both their positive and negative aspects.

3.49 The re-use of rural buildings for other retail uses (i.e. for the sale of comparison

goods) will not normally be permitted. Such uses generally result in additional traffic movements in the countryside and, indeed, the District as a whole. The routing of additional traffic along country lanes, and away from Town Centre shopping areas, harms the character of the Green Belt and conflicts with the principles of sustainability.


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POLICY R10 – NEW RETAIL USES Within the Metropolitan Green Belt, planning permission will not be granted for the construction of new buildings for retail use, or for the re-use of existing buildings for the sale of comparison goods. The re-use of buildings for retail use may, however, be permitted if the application proposes: i. a general store, intended to sell a broad range of convenience goods, and

well located in relation to the settlement it is intended to serve; or, ii. a farm shop situated on an agricultural holding, and intended to sell food,

whether processed or unprocessed, produced on that holding, in addition to food and other convenience goods from elsewhere;

Applications for farm shops will be considered having regard to the potential impact on nearby village shops. Where such a use would likely result in a significant adverse effect on a village shop, or shops, a planning condition may be imposed to limit the broad types of goods sold. Applications will additionally be expected to comply with Policy R9. Note: planning permission is not normally required to use an existing building on a farm for the sale of food or drink products, whether processed or unprocessed, produced on that farm. In addition, permission is not normally required if a minimal quantity of goods not produced on that farm (up to 10% of the range of goods) is also sold. CEMETERIES AND CREMATORIA 3.50 The District is currently served by the Council's own cemetery at Hall Road,

Hawkwell, in addition to a number of smaller burial grounds associated with parish churches. Hall Road cemetery is likely to reach capacity within the next twenty years, and Policy R11 allocates additional land in order to provide an extension to this cemetery to meet the District's burial needs in the long-term.

POLICY R11 – HALL ROAD CEMETERY Allocation is made for the extension of the existing cemetery in Hall Road, Rochford, as indicated on the Proposals Map.


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3.51 Cemeteries fall amongst the uses of land normally considered appropriate within the Green Belt. Applications for new cemeteries will be assessed having regard to Policy R12. Consideration will be given to the scale of any ancillary buildings and the siting and appearance of car parks, and to the existence of existing landscaping and / or the provision of new landscaping to limit the visual impact of the use. Consideration will also be given to the general location of the cemetery, having regard to its accessibility from the District's main settlements by car and by public transport.

POLICY R12 – New Cemeteries Permission will be granted for the provision of new cemeteries, or the extension of existing cemeteries, subject to the site being in close proximity to one (or more) of the district’s main settlements, and is readily accessible by car and, ideally, public transport. Notwithstanding the above, the Local Planning Authority will impose a planning condition requiring the implementation of a suitable landscaping scheme to further reduce the visual impact of the use. CREMATORIA

3.52 Rochford does not have a crematorium. However, it is considered that the District's

needs are satisfactorily met by the existing facility at Sutton Road, Southend-on-Sea. There are, in addition, crematoria at Basildon and Chelmsford. Given the foregoing, it is not considered necessary to seek to provide such a facility with Rochford District.

MINERAL WORKING AND TIPPING

3.53 These are matters dealt with by the County Council under the relevant legislation

contained in the Town and Country Planning Act 1990 and taking account of policies contained in the Replacement Structure Plan, the Minerals Local Plan and Waste Local Plan. The Local Planning Authority is consulted on all planning applications for mineral extraction and tipping proposals.

3.54 The Local Planning Authority will wish to ensure that the visual impact of such

developments on the Green Belt is kept to a minimum and that the amenities of local residents are protected. The reinstatement and future use are also important considerations as is the ability of the highway network to handle the volume and type of traffic generated.


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3.55 The Local Planning Authority will, therefore, oppose applications for mineral working and tipping which are detrimental to visual or residential amenities or where the highway network is unsuited to the type or level of traffic likely to be generated.

UTILITY PROVIDERS 3.56 The Local Planning Authority will be sympathetic to the reasonable requirements of

utility providers (e.g. water, gas and electricity suppliers, sewage undertakers, etc.), in relation to the maintenance and improvement of existing services or to the provision of new services or undertakings, provided that an overriding need for such services can be shown and that such services cannot reasonably be provided on land excluded from the Green Belt.



DOCUMENTS Planning for Sustainable Development - Stationery Office Essex and Southend-on-Sea Replacement Structure Plan (2001) WEBSITES Countryside Agency - http://www.countryside.gov.uk Department for Environment Food and Rural Affairs - http://www.defra.gov.uk/ London Green Belt Council - http://website.lineone.net/~greenbelt/index.htm#North Office of the Deputy Prime Minister - http://www.odpm.gov.uk Royal Town Planning Institute - http://www.rtpi.org.uk


Chapter 4 Employment RDRLP


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CORPORATE OBJECTIVE The Council's vision is to make Rochford the place of choice in the County to live, work and visit. The following Rochford District Council (RDC) Principal Aims are relevant to the delivery of the planning objectives relating to the Employment chapter of the Local Plan: • Promote a green and sustainable environment • Encourage a thriving local economy • Improve the quality of life for people in our District PLANNING OBJECTIVES E1 To make provision between 1996-2011 for sufficient employment land to

meet the requirements of the Essex and Southend-on-Sea Replacement Structure Plan

E2 To use land-use planning policies to promote sustainable employment growth which reflects the needs of both the urban and rural parts of the district

E3 To ensure that a mix of sizes and types of land and unit are available to meet the needs of businesses in the district and to encourage inward investment, particularly with regard to small starter units.

E4 To link with the Council’s adopted Economic Development Strategy to assist the promotion, availability and use of employment land

E5 To improve the overall quality and appearance of business estates: the preparation of design statements will be required for new sites

E6 To improve the access to and movement arrangements within existing business estates


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ECONOMIC DEVELOPMENT STRATEGY 4.1 The Council has prepared an Economic Development Strategy1, which explains the

aspirations for employment and business between 2005 and 2007. The objectives of this section of the Local Plan are designed to complement the Economic Development Strategy and to contribute towards its implementation. The key themes and objectives of the strategy are outlined in Box 4.1.

BOX 4.1 The aim of the Council's Economic Development Strategy is to: "work with partners to maximise the economic prospects of businesses in the area, making the district a better place to work" The seven key objectives of the Council’s Economic Development Strategy are to: 1. Work in partnership to support the needs of the business community in the area, to

enable it to develop and grow and thus contribute to the economic prosperity of the District.

2. Working with partners, develop the skills of the local workforce to meet the needs of businesses now and in the future, to maintain low levels of unemployment in the District and encourage jobs that add value to the local economy.

3. Support town centre and industrial estate enhancement initiatives aimed at improving the environment ensuring the area is economically prosperous and competitive.

4. Work with partners to ensure that businesses, including rural businesses have access to quality and effective business support initiatives locally.

5. Facilitate appropriate local transport and infrastructure developments which balance businesses needs whilst respecting local environmental constraints.

6. Develop tourism and heritage initiatives which provide new local employment and wealth generation opportunities, and visitor attractions aimed at improving access to recreation facilities and preserving the Districts’ heritage for future generations.

7. Taking advantage of inward investment opportunities to secure the future economic prosperity of the District.

1 Economic Development Strategy for the Rochford District (2005) Rochford District Council


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STRUCTURE PLAN REQUIREMENTS 4.2 The Replacement Essex & Southend-on-Sea Structure Plan (RSP), as adopted in

April 2001, allocates land for business, industry and warehousing uses, within classes B1, B2 and B8 of the Town and Country Planning (Use Classes) Order 1987. The plan allocates 35 hectares of employment land to the district in policy BIW1 for the period between 1996 and 2011. This is a reduction in allocation from the 40 hectares of provision required in the Rochford District Local Plan (RDLP) First Review.

4.3 The RSP contains strategic policies that seek to provide land for businesses within

the B1, B2 & B8 use classes, to safeguard existing allocated and developed land and aims to significantly improve the economic prosperity and competitiveness within the plan area in the period up until 2011. The planning system is able to assist businesses by facilitating that appropriate employment land and developments are made available through the plan period. It is also able to impact on this by promoting supporting transport infrastructure and the provision of high quality living and working environments.

THE ECONOMIC BACKGROUND 4.4 Throughout the late 1990s there was stable growth in most sectors of the economy,

except manufacturing. This steady growth has continued into the new millennium and has resulted in a reduction in the number of unemployed people within the district to less than half that recorded in 1995. The most recent figures from September 2001 show that 580 persons were recorded as being unemployed within the District, representing only 2.6% of the available workforce. This compared to the Essex average of 2.0%.

4.5 Overall, the District is in about 290th place out of 354 local authorities on the

national index of deprivation (with 1 being the most deprived).2 However, there are several pockets of concern, most notably in Rochford Roche ward, where deprivation is causing problems. The Council has various initiatives to tackle deprivation, including the Rochford Garden Way Enhancement Scheme and action through the Crime and Disorder Strategy.

4.6 The growth of housing in the District has outpaced the growth of employment

leading to significant levels of out-commuting. 68% of the District workforce work outside the District. 30% commute into Southend, 14% commute to London, 9% go

2 Data from the Office of National Statistics


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to Basildon and 15% elsewhere3. This level of commuting creates travel problems, not least in terms of congestion and air pollution and policies are therefore designed to reduce the need to travel. It is important to note that congestion affects the economic viability of existing businesses and reduces the likelihood of new business start-ups.

4.7 The Thames Gateway project is the largest regeneration project in the UK and

encompasses parts of East London, North Kent and the north Thames corridor. In 2001 the government decided to extend the Gateway across South Essex to Thurrock, Basildon, Southend and parts of Rochford. The regeneration of this area is both a national and regional priority. The initiative is not about economic growth for its own sake but improving the quality of life and range of opportunities for residents. The desire to reduce out-commuting, by attracting new businesses and jobs to the area, will also involve investment in transport infrastructure and facilities.

4.8 Although physically located on the periphery of the Thames Gateway, the Council

has embraced the key concepts of the Thames Gateway initiative and is a fully active partner in the partnership. The Council has determined that it has a significant role to play not only with regard to the arts and culture role initially accepted, but also in providing leisure and recreation opportunities. This role is to be taken forward of the coming years and examples of this approach can be found in this plan relating to tourist accommodation, farm diversification and conservation of the historic and natural environment.

4.9 Employment throughout the District has historically been dependent on the land and

rivers; with agriculture, brick making and boat building all playing important roles. Today, whilst agriculture is the dominant land use within the District, the numbers employed by these sectors have continued to decline. The dependence and relationships between agriculture and rural businesses are lessening, as can be seen by the departure of Allied Mills from their Stambridge site.

4.10 Today a number of specialist engineering and maintenance jobs are clustered

around the airport, which has become one of Europe's largest and most integrated facilities. The airport can function as a one-stop shop for aircraft maintenance. Throughout the District other forms of employment including components manufacturing, engineering, plastics, printing and public service industries complement the aviation based employment.

3 Data from BMG's Rochford Skills Audit and Household Survey in 2002.


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4.11 However, 4.5% of Rochford's businesses have plans to relocate, which compares to an average of 7.8% of businesses Essex wide3. A further 66% have stated that they are looking for larger premises, preferably within the District2. 60% of the District's businesses rate the development potential of the District as average or below average4. Historically the District has experienced difficulty in accommodating the expansion needs of local companies and has suffered the loss of some employers to neighbouring authority areas.

4.12 With much of the District being designated as Metropolitan Green Belt,

diversification opportunities for agriculture are more limited than in other areas. Notwithstanding this, the number and range of agricultural diversification projects has increased over the period since 1995. This is an important area of the economy throughout the District and policies relating to this are contained within the Rural Issues chapter. There are a number of industrial areas within the District, including:

• Aviation Way Industrial Estate, Eastwood • Brook Road Industrial Estate, Rayleigh • Eldon Way / Hockley Foundry Industrial Estates, Hockley • Imperial Park Industrial Estate • Main Road, Hawkwell • Purdeys Industrial Estate, Rochford • Rawreth Industrial Estate, Rawreth • Star Lane Industrial Estate, Great Wakering • Sutton Wharf, Rochford • Swaines Industrial Estate, Ashingdon

4.13 These sites are all or part developed and generally subject to significant constraints.

The sites are affected by either their location within the Metropolitan Green Belt or their proximity to residential areas. The Purdeys Industrial Estate is particularly constrained because part of the site also lies under the Southend Airport Public Safety Zone where only low employment generating and open storage uses are acceptable.

4 Data from the Essex TEC Employer Survey.


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EMPLOYMENT POLICIES 4.14 The general strategy is embodied in the following statement: GENERAL STRATEGY The Council will seek to maintain and increase appropriate levels of employment and economic activity in the District commensurate with environmental considerations and the capacity of the infrastructure. This will be achieved by the other provisions of the Local Plan and the activities of other relevant agencies and when considered necessary ad hoc initiatives by the Council related to the resources that may be available from time to time. 4.15 The Council will give special consideration to the needs and encouragement of both

small businesses and large-scale employment uses. The Council will seek to ensure that a range of sites and mix of units are provided within the District, including starter units and large-scale development opportunities.

INDUSTRIAL DEVELOPMENT 4.16 The RSP allocates land for each local planning authority to designate as

employment land within its local plan. The RSP has allocated 35 hectares of employment land within the District. The Council has allocated land, as shown in Table 4.1 to meet its commitment.

Table 4.1 INDUSTRIAL LAND AVAILABILITY5

RSP provision Completions (1995-2001) Commitments / undeveloped lands RDLP First Review allocations

Hectares 35.00 9.88

13.70 13.00

TOTAL COMPARISON TO RSP PROVISION

36.58 +1.58

5 Taken from Industrial Land Availability in the Rochford District (2003)


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4.17 The 36.58 hectares are allocated on the following sites in Table 4.2:

Table 4.2 EMPLOYMENT LAND ALLOCATIONS4

COMPLETIONS (1996-2003) Aviation Way Industrial Estate Brook Road Industrial Estate Eldon Way / Hockley Foundry Industrial Estate Purdeys Industrial Estate Rawreth Industrial Estate Star Lane Industrial Estate Sutton Wharf COMMITMENTS / UNDEVELOPED LAND Aviation Way Industrial Estate Purdeys Industrial Estate Rawreth Industrial Estate Sutton Wharf RDLP FIRST REVIEW ALLOCATIONS Aviation Way

Hectares

0.64 0.59 0.38 6.31 0.50 0.41 1.57

3.35 8.22 0.56 1.05

13.00

TOTAL

36.58

4.18 The land allocated exceeds that required within the RSP. However, it is not the

intention of the allocation that employment opportunities should be lost due to the lack of availability of a suitable site. The excess therefore allows for a degree of flexibility, which would not otherwise exist.

4.19 By fulfilling the above allocation and in line with national and county planning policy,

the following policies are included with reference to allocated sites within the District:


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POLICY EB1 – EXISTING SITES & THE ALLOCATION OF NEW SITES Within those areas proposed for use or currently used primarily for employment purposes as shown on the proposals maps and other land in employment uses, applications for development within classes B1 (Business), B2 (General Industrial) and B8 (Storage) of the Use Classes Order (1987) will be permitted, providing that the following criteria are met: i. The impact of development on the characteristics of the Metropolitan Green

Belt and other designated sites; ii. The ecological value of the site and adjoining land; iii. The availability of land or buildings available for employment; iv. The implications of on and off-site traffic generation; v. The balance of non-industrial uses; vi. Evidence of demand for the particular type of development proposed; vii. The suitability of the area for the proposed use more generally; and viii. Any other benefits offered by the scheme. MAKING THE BEST USE OF AVAILABLE LAND 4.20 The Council has allocated land within the local plan, but it is recognised that in

exceptional circumstances, other land may be required for employment purposes. Paragraph 4.15 states that it is not the intention of the Council that employment opportunities should be lost due to the lack of availability of a suitable site. Therefore if a suitable site comes forward that is not allocated in Table 4.2, it will be assessed against the following policy:

POLICY EB2 – MAKING THE BEST USE OF AVAILABLE LAND In determining proposals for development for business, industry and warehousing on sites which are not allocated on the proposals map, the sequential test contained within PPS6 will be applied. In applying this test the local planning authority will consider how the development will improve its surroundings, the appearance of buildings, screening, any harmful impacts on neighbouring uses, site access, layout and the protection and enhancement of nature conservation interests.


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NON-CONFORMING USES 4.21 Many non-conforming uses exist in residential and other areas, some of which are

established and acceptable in that they do not cause undue detriment to the amenities of the surrounding areas. The Council will deal with existing and proposed mixed uses having due regard to paragraphs 14 to 19 of PPG4 (Industrial and Commercial Development and Small Firms).

4.22 The Council has been successful in relocating non-conforming uses and will

continue to seek to secure their removal. The Council will also take enforcement action against unauthorised non-conforming uses, in line with Government guidance, where they are detrimental to the amenities of the surrounding area. The policy that embodies the Council's position is:

POLICY EB3 – NON-CONFORMING USES Where existing employment development inhibits the development of land for an allocated purpose, or has a serious adverse effect on residential or rural amenities, the council WILL consider using its powers, including compulsory purchase powers, to secure its relocation or extinguishment. WORKING FROM HOME 4.23 With recent technological innovations there is more scope for people to work from

home. This can enable people to become economically active who may otherwise be denied the opportunity. Whilst there are economic and social benefits to working from home it is important to ensure that proposals do not have a detrimental effect upon the character or amenity of the surrounding residential area.

4.24 Whilst some forms of working from home do not require a formal planning

application, others will, particularly when the activity constitutes a material change of use. In these cases a material change of use will create a mixed use at the property, where formerly, it was solely residential. In considering whether to grant planning permission the local planning authority will require the employment element to remain linked to the residential use made of the property, with the residential use remaining dominant.


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4.25 In reaching a decision the local planning authority will be mindful of paragraphs 32 and 33 of PPG4 (Industrial and Commercial Development and Small Firms) amongst other similar guidance. The Council will monitor the effects of such uses and development and will consider the expediency of enforcement action in cases where the use has an adverse impact on amenity.

4.26 The Council will monitor the effects of such uses and development and will consider

the expediency of enforcement action in cases where the use has an adverse impact on amenity.

4.27 It is important that the proposed employment element is linked to the residential use

in order to prevent the introduction of separate commercial uses and a gradual change in the character of residential areas. The Council will therefore assess applications for such development against the following policy:

POLICY EB4 – WORKING FROM HOME Proposals for business uses (class B1 uses as defined by the Use Classes Order 1987, or any legislation replacing this Order) operating from dwellings, which require planning permission, will be permitted provided that all the following criteria are met: i. The use remains linked to the residential use, such that it does not become a

separate commercial unit; ii. It will not have a significant adverse effect on residential amenity; iii. It will not have a detrimental effect upon the visual character of the

surrounding residential area; and iv. It will not create on street parking or unacceptable highway problems. Where such uses are approved they will be subject to appropriate conditions, for instance controlling the size and frequencies of delivery vehicles, times of deliveries, visits, etc. as well as a condition or S.106 legal agreement relating the use solely to the person who occupies the dwelling and undertakes the activity.


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DESIGN STATEMENTS & LANDSCAPING 4.28 The Council considers that design statements and landscaping both have major

roles to play in ensuring that the external impacts of development are visually minimised. Planning Policy Statement (PPS) 1 makes it clear that design statements should be an integral part of a major planning application. Major development in employment terms is defined by the General Development Procedure Order (1995) and includes development involving the creation of 1000m2 of floorspace or the development of land in excess of 1 hectare.

4.29 Developers should pay particular heed to PPS1, paragraph 34, which states that

“Planning authorities should plan positively for the achievement of high quality and inclusive design for all development, including individual buildings, public and private spaces and wider area development schemes. Good design should contribute positively to making places better for people. Design which is inappropriate in its context, or which fails to take the opportunities available for improving the character and quality of an area and the way it functions, should not be accepted.” The design statement must analyse and evaluate not only the site planned for development but also the features that put it in context. The statement must also set out clearly the design principles identified as being important for the site and then propose a design solution. Good quality design is considered to be important by the Council and early consideration of design issues is encouraged.

4.30 The encouragement of development must be tempered by the ability to ensure not

only sustainable development principles are adhered to, but also the needs of protecting and enhancing the physical environment. Therefore, the Council is committed to the examination of landscaping at an early stage in the development process, rather than considering it as an afterthought. Significant adverse implications for landscaping occur when it is not planned as an integral part of the development. Developers are therefore expected to submit a landscaping scheme when applying for full planning permission or at the reserved matters stage.

4.31 The Council seeks therefore to ensure that the visual impact of development is

minimised by appropriate landscaping schemes and design choices. Screening is not always an appropriate option, particularly when it would affect the green belt. The choice of lighting can have significant impacts on the night sky as well as on security. The issue of light pollution is addressed by Policy PN7, Chapter 11.

4.32 Developers must also be mindful of the long-term implications of management and

maintenance when considering landscaping. The Council strongly supports the use of native species in landscaping schemes and will seek that all schemes include such elements.


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4.33 The following policies embody the Councils position with regard to design statements and landscaping:

POLICY EB5 – DESIGN STATEMENTS A design statement must accompany proposals for all major employment development (over 1000m2 of floor space and / or a site area 1 hectare). On smaller, but complex or sensitive sites, as defined by the local planning authority, a design statement will also be requested. Such a statement should include an analysis and evaluation of the site and its context, design principles and a design solution. Further guidance on the matters to be included is provided in LPSPD7 and all design statements should address the principles of CS6. POLICY EB6 - LANDSCAPING The local planning authority will require that landscaping proposals form an integral part of any proposal for employment development or design statement. The local planning authority will seek additional landscaping measures including improvements to existing features to reduce the impact of development on established sites and their settings. The Council will have particular regard to the impact of: • Lighting, including that for security purposes; • Hard and soft landscaping measures; and • Buffer zones Special attention must be paid to on site earth mounding or planting to protect and enhance the amenities, ecological value and appearance of the surroundings in general, and of neighbouring properties of nature conservation sites in particular. Proposals for the long-term management and maintenance of landscaping proposals must also be included, which will be subject to conditions. Both the design and management of landscaping schemes should identify, protect and enhance nature conservation interests on-site and in surrounding areas.

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SITE SPECIFIC POLICIES BALTIC WHARF & THE ESSEX MARINA 4.34 These two adjacent sites utilise their waterside locations on the River Crouch. The

tidal River Crouch is considered to be less of a constraint to growth than the poor transport infrastructure on the landward side.

4.35 Commercial shipping has used the River Crouch for many years. Baltic Wharf

consists of wharfage facilities together with open and covered storage. Whilst bulk cargoes arrive without causing many problems, the distribution of such cargoes by heavy goods vehicles from the site has amenity implications. However, the revenue from Baltic Wharf plays an important role in the ability of the Crouch Harbour Authority to manage its navigation and the Council values the employment role provided by the site.

4.36 The Essex Marina at Wallasea is the major recreational marine centre in the

District. There are 500 deep water moorings for craft, a chandlery, maintenance and servicing facilities for vessels up to 100 tonnes, together with a clubhouse, public house and restaurant. Over recent years significant investment has been made in the site facilities and the Council continues to support the improvement of this site. Where further limited increases in pontoon, mooring, servicing and maintenance facilities are required, the Council considers that this site is the most appropriate location.

4.37 Baltic Wharf and the Essex Marina are established sites within the Metropolitan

Green Belt and are considered by the Council to be major developed sites. Any applications will be considered in the light of the guidance provided by paragraph 3.4 and Annex C of PPG2 (Green Belts). However, both sites are constrained by the designations affecting them, including the Metropolitan Green Belt, Coastal Protection Zone and Special Landscape Area. The policies below will be applied in the determination of planning applications relating to these sites:

POLICY EB7 – BALTIC WHARF Applications for development will be considered in accordance with the advice of PPG2, Annex C. Permission will not be granted where the proposals have significant harmful impacts on the Crouch Estuary SSSI, Ramsar Site and Special Protection Area, Metropolitan Green Belt or Special Landscape Area, where full regard is not taken of the dangers of flooding, or where there are likely to be significant increases in traffic on local rural roads.

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POLICY EB8 – ESSEX MARINA Applications for development will be considered in accordance with the advice of PPG2, Annex C. Permission will not be granted where the proposals have significant harmful impacts on the Crouch Estuary SSSI, Ramsar Site and Special Protection Area, Metropolitan Green Belt or Special Landscape Area, where full regard is not taken of the dangers of flooding, or where there are likely to be significant increases in traffic on local rural roads. STAMBRIDGE MILLS 4.38 Stambridge Mills is a disused milling complex on the north bank of the River

Crouch. The main route to and from the site involves transit through Rochford Town Centre. It is therefore not a suitable location for a B8 (storage and distribution) use, as defined by the Use Classes Order 1987. The purpose built buildings and location within a flood risk area pose significant constraints on the site for uses other than milling. It is unlikely that the existing buildings could be suitably or adequately converted for other uses.

4.39 The Local Planning Authority believes that the site is suitable for B1 (Business)

uses. Such a development would require the removal of the unsightly buildings on the site and their replacement with well designed units, which would be adequately protected from the risk of flooding. Any development proposals must be accompanied by a flood risk assessment and a traffic impact assessment.

4.40 The site is upriver of the Crouch and Roach Estuaries SPA and Ramsar site, and is

likely to be in direct hydrological connectivity with the habitats of the upper Roach and its riparian land. Therefore any application will need to adequately considered biodiversity interests in and around the site.

4.41 The following policy will apply to the Stambridge Mills site, as defined on the

proposals maps:

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POLICY EB9– STAMBRIDGE MILLS Development at Stambridge Mills will be restricted to class B1 (Business) uses, as defined by the Use Classes Order 1987. Development proposals must be accompanied by a flood risk assessment and traffic impact assessment. High quality design will be required given the prominent waterfront location of this site and the biodiversity interest of the area. Applications for demolition will not be granted unless accompanied by an acceptable redevelopment scheme.



DOCUMENTS Planning Policy Guidance Notes and Planning Policy Statements published by the Office of the Deputy Prime Minister Planning for Sustainable Development - Stationery Office Essex and Southend-on-Sea Replacement Structure Plan Industrial Land Availability in the Rochford District – RDC Economic Development Strategy – RDC Thames Gateway Vision - Thames Gateway South Essex Partnership Delivering the Future – Thames Gateway South Essex Partnership WEBSITES Business Link for Essex - http://essex.businesslink.gov.uk East of England Development Agency - http://www.eada.org.uk Essex Chambers of Commerce - http://www.essexchambers.co.uk Federation of Small Businesses - http://www.fsb.org.uk Learning Skills Council - http://www.lsc.gov.uk Office of the Deputy Prime Minister - http://www.odpm.gov.uk Royal Town Planning Institute - http://rtpi.org.uk Thames Gateway South Essex Partnership - http://www.tgessex.co.uk

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CORPORATE OBJECTIVE The Council's vision is to make Rochford the place of choice in the County to live, work and visit. The following Rochford District Council (RDC) Principal Aims are relevant to the delivery of the planning objectives relating to the Transport chapter of the Local Plan: • Work towards a safer and more caring community • Promote a green and sustainable environment • Encourage a thriving local economy • Improve the quality of life for people in our District • Maintain and enhance our local heritage PLANNING OBJECTIVES T1 To reduce the need to travel, particularly by car and to develop sustainable

transport alternatives.

T2 The full consideration of environmental safeguards and the need for sustainable development in transport development proposals.

T3 To improve accessibility to services, rather than mobility.

T4 To improve the existing highway network to facilitate the movement of goods and people.

T5 To retain a good bus network including its extension into developing areas and the introduction of innovative services where appropriate, e.g. in rural areas.

T6 To retain and improve all aspects of rail services.

T7 To improve transport interchange facilities.

T8 To implement traffic management schemes, including traffic calming, to ease vehicle flow and deal with environmental issues and highway congestion.

T9 To provide and control adequate off-street parking to alleviate highway congestion.


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T10 To support the development of London Southend Airport as a regional air transport and aircraft maintenance facility.

T11 To promote walking and cycling as the preferred modes of travel wherever possible by the creation of safe routes.

STRUCTURE PLAN REQUIREMENTS 5.1 The Replacement Essex & Southend-on-Sea Structure Plan (RSP), as adopted in

April 2001, has four transport objectives:

• To establish clear investment priorities for the provision of transport infrastructure, measures and support;

• To provide a framework for the sustainable and safe movement of people and freight;

• To provide for an integrated transportation system; and • To widen travel choice.

5.2 These have been cascaded and can be found in the District Transport Strategy.1

This was produced in response to a request from the County Council to prepare a statement explaining how the District Council proposed to support the Essex Local Transport Plan. The vision statement within the District Transport Strategy is:

"The transport strategy seeks to achieve a more sustainable future, a better environment, a more efficient transport system, economic prosperity, improved quality of life and greater equality." 1 District Transport Strategy - Rochford District Council (2000)


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5.3 Policy T2 of the RSP identifies priorities for investment. In this it states: "Transport investment will be prioritised to support the regeneration of the designated Priority Areas for Economic Regeneration and other objectives of Policy CS3, as follows: 1. The highest priority for such investment will be afforded to the extended

Thames Gateway (Southend-on-Sea, London Southend Airport, Castle Point and Basildon New Town), to improve local accessibility and develop sustainable integrated transport strategies under the package approach, as identified on the Key Diagram as the Priority Area for Transportation Investment."

5.4 The Package approach is contained within the Essex Local Transport Plan2, which

forms part of the Essex submission to government for transport funding. Following the completion of improvements to the A130, there are no major schemes proposed within the district.

ESSEX LOCAL TRANSPORT PLAN 5.5 Essex County Council, in consultation with the various district and borough councils,

produced this document in July 2000. The aims of this plan are: • To protect and enhance the built and natural ENVIRONMENT; • To improve SAFETY for all travellers; • To contribute to an efficient ECONOMY, and to support sustainable economic

growth in appropriate locations; • To promote ACCESSIBILITY to everyday facilities for all, especially those without a

car; • To promote the INTEGRATION of all forms of transport and land use planning,

leading to a better, more efficient transport system; and • To seek and encourage investment in transport and make EFFICIENT use of the

resources available.

5.6 The plan is consistent with the Southend-on-Sea Local Transport Plan, which being

a neighbouring authority has significant impacts for the district.

2 Essex Local Transport Plan - The Essex Approach to Transport - Essex County Council (2000)


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PLANNING POLICY GUIDANCE 5.7 Planning Policy Guidance Note (PPG) 13 sets out the Government’s policies on

transport issues. In particular the guidance sets out the following as its objectives: "… to integrate planning and transport at the national, regional, strategic and local level to: • Promote more sustainable transport choices for both people and for moving

freight; • promote accessibility to jobs, shopping, leisure facilities and services by

public transport, walking and cycling, and • reduce the need to travel, especially by car."

5.8 The PPG states that our quality of life depends on transport and easy access to

jobs, shopping, leisure facilities and services; we need a safe, efficient and integrated transport system to support a strong and prosperous economy. However, the way we travel and the continued growth in road traffic is damaging our towns, harming our countryside and contributing to global warming.

THE POLICY CONTEXT 5.9 In response to this, the Government set out its policy for the future of transport in

July 1998 with the White Paper A New Deal for Transport: Better for Everyone3. Government policy is to extend choice in transport and secure mobility in a way that supports sustainable development. The New Deal for Transport aims to deliver an integrated transport policy. This means integration:

• within and between different types of transport; • with policies for the environment; • with land use planning; and • with policies for education, health and wealth creation.

3 A New Deal for Transport: Better for Everyone - Department for Transport - (1998)


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5.10 The Transport Act 2000 provides a statutory basis for a number of measures in the White Paper. In addition the Government has published Transport 2010: The 10 Year Plan4. This is based on a partnership between the public and private sectors to provide a modern integrated high quality transport system.

5.11 Land use planning has a key role in delivering the Government’s integrated

transport strategy. By shaping the pattern of development and influencing the location, scale, density, design and mix of land uses, planning can help to reduce the need to travel, reduce the length of journeys and make it safer and easier for people to access jobs, shopping, leisure facilities and services by public transport, walking, and cycling. Consistent application of these planning policies will help to reduce some of the need for car journeys (by reducing the physical separation of key land uses) and enable people to make sustainable transport choices.

5.12 These policies are part of the Government’s overall approach to addressing the

needs of motorists, other road and public transport users, and business by reducing congestion and pollution and achieving better access to development and facilities. They will also help to promote sustainable distribution. In this way, planning policies can increase the effectiveness of other transport policies and help maximise the contribution of transport to improving our quality of life.

THE LOCAL CONTEXT 5.13 The District of Rochford is situated largely within the peninsula between the Rivers

Thames and Crouch, and is bounded to the east by the North Sea. The district has land boundaries with Basildon, Castle Point, Chelmsford and Southend-on-Sea Borough and District Councils. It has a marine boundary with Maldon District Council.

5.14 The lowest crossing point of the River Crouch is at Battlesbridge on the A130 at the

western end of the District, but to cross the Thames it is necessary to travel westwards some 20 miles to the Dartford Crossing, at Purfleet in Thurrock. Severe congestion has been experienced at the tunnel for many years, particularly since the M25 London Orbital Motorway was completed in 1988, of which it forms an integral part.

4 Transport 2010: The 10 Year Plan - Department for Transport (2000)


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5.15 Before the completion of the M25, it was necessary to travel at least through the outskirts of London to get to many other parts of the country. It is now possible to by-pass the capital and journey times to and from the district have greatly improved. The M25 operates for much of the day over capacity and plans to tackle escalating congestion are yet to be finalised. The government commissioned a multi-modal study5 to examine the options and in summary, the study's summary recommendation is:

"The combination of road widening and area-wide road user charging, along with improvements to the public transport system, offers a real prospect of a sustainable strategic road system in the Orbit study area. Without area-wide road user charging, the relief afforded by the new road capacity would be eroded over time, prompting the need for some further action at some time in the not too distant future."

5.16 The previous local plan indicated that there were many road proposals that could

affect the district, citing Lower Thames crossings and toll roads to supplement the A127. In the time between the completion of the First Review and the current local plan, government policy has shifted a number of times. Currently there is funding to tackle particular transport trouble spots and a number of multi-modal studies have been commissioned. There are no proposals from the government to tackle transport issues within, or significantly affecting, the district.

5.17 However, the district lies within the Thames Gateway and development may come

forward from government to tackle regeneration and congestion issues. A report into movement patterns in South Essex was commissioned by the Thames Gateway South Essex Partnership.

5.18 In view of its geographical location and the poor nature of the roads, through traffic

in the District has generally been limited in the past, perhaps with the exception of that using the A130. The A130 provides a north-south route on the western edge of the District between Canvey Island, the County Town of Chelmsford and beyond to Cambridge. Significant congestion still occurs at peak hours at the junctions of the A130 / A127 and A130 / A13.

5 Orbit Study (Executive Summary) - KBR (2002)


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5.19 In recent years the route has been improved in two sections. Completed early in 2002, the first section runs from Rettendon Turnpike to the A12 / A130 junction The second section was completed in early 2003 and runs between the A13 / A130 junction and Rettendon Turnpike. These improvements are designed to improve north/south accessibility across the County and to help congestion and improve journey times.

5.20 A major new route was constructed into the district in the 1990s, which enables

traffic to avoid Rochford. A new route was constructed linking the A127 and the existing B1013. This new link has replaced part of the B1013 and runs west of Rochford and has considerably eased the traffic congestion that occurred prior to its construction.

5.21 There are no safeguarded routes within the district for further transport

infrastructure provision. In the late 1980’s, Essex County Council considered the potential for the construction of a new relief road to run from Southend, east of Rochford and Ashingdon, north of Hockley and Rayleigh to join with the Rettendon Turnpike. That option was examined, but it was concluded that it was not a viable proposal.

5.22 The Council has always opposed the principle of such a relief road, but more

recently there have been calls for the issue to be re-examined. Rochford Council does not support these proposals, given the environmental impact the scheme would have on the district.

5.23 Indeed neither the current Essex Local Transport Plan nor the Replacement

Structure Plan contain proposals for any major scheme in the district, nor policies that would support such a scheme. The 1995 Local Plan also considered these issues and concluded that there was merit in supporting the principle of a local bypass for Rochford and Ashingdon, running from Brays Lane to Southend. No route was safeguarded for such a proposal and the current local plan does not make any provision to safeguard an identifiable route. However, the Council is supportive of proposals to create a limited bypass enabling traffic to avoid Rochford town centre to the benefit of the district’s residents.

5.24 The fact remains, however, that most traffic entering the District from elsewhere

leaves on the same or a similar route in the reverse direction, and many parts of the road network are unsuitable for carrying the volume of traffic that uses them. In effect, the network is not fit for purpose. Congestion impacts upon the successful operation of existing businesses and reduces the likelihood of new business start-ups. Therefore, it is important that work continues to examine options for improving the situation.


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5.25 There is considerable commuter rail traffic to London, whilst increasing numbers of residents in the District work in the nearer employment centres of Southend and Basildon, for whom the car is the main mode of transport. London Southend Airport is a significant employer and transport generator and represents the only through travel facility in the district. Freight, maintenance and private flying activities make up the bulk of the aviation use of the site, whilst passenger numbers have declined since the late 1960s.

5.26 The Council is not a highway authority and relinquished its agency powers to the

County Council in 1983. A good relationship exists with the County Highways Authority and the Council has a good record of achievement through ongoing liaison, discussion and consultation on matters of interest to the district.

TRANSPORT POLICIES SUSTAINABLE TRANSPORT 5.27 The Replacement Structure Plan has a clear policy (T1) in relation to sustainable

transport. This reflects the aims and intentions of national policy, as shown in PPG13. The local planning authority supports sustainable transport and the following policy embodies this approach:

POLICY TP1 – SUSTAINABLE TRANSPORT The local planning authority will develop and implement a sustainable approach to transport planning based on managing the demand for travel and distribution, which is integrated with land use planning, and which aims to:- i. Reduce the need to travel; ii. Reduce the growth in the length, duration and number of motorised

journeys; iii. Encourage alternative means of travel which have less environmental

impact; and iv. Reduce reliance on the private car and road haulage.

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TRAFFIC MANAGEMENT TRAFFIC CALMING 5.28 The Government has been commending "traffic calming" schemes as a means of

ameliorating the effect of excessive volumes and speed of traffic in environmentally sensitive areas, and the Council fully supports this concept in appropriate cases. The Council considers that there should be a continuing programme of traffic management measures implemented wherever necessary throughout the district when problem sites are identified from time to time in conjunction with the County Surveyor.

5.29 A programme to examine the potential to designate ‘home zones’ with parts of the

district under the provisions of the Transport Act 2000 has been agreed in collaboration with Essex County Council as the Highways Authority. The local planning authority will determine proposals for development against the following two policies (TP2 & TP3) relating to traffic management:

POLICY TP2 – TRAFFIC MANAGEMENT In development proposals, traffic management measures will be used to:- i. Improve the environment within historic areas, town centres, other shopping

centres, residential areas, villages and rural areas; ii. Improve road safety iii. Improve the capacity of existing roads; iv. Improve conditions for passenger transport, cyclists, pedestrians, the mobility

impaired and horse riders; and v. Manage traffic demand. POLICY TP3 – TRAFFIC CALMING New housing, leisure, retail or other employment related development creating significant traffic impacts will not be permitted unless the highway design is appropriate to the locality and incorporates measures to achieve safe traffic speeds and secure a pleasant and safe environment.

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HEAVY LORRY ROUTES 5.30 A number of problems exist throughout the District arising from heavy goods

vehicles using roads which are quite unsuitable to take them. The situation was considered in conjunction with the County Council and a hierarchy of preferred routes was devised linking the major traffic generators with the main road network, i.e. the Designated routes. The only roads within Rochford District which are considered suitable for heavy lorry traffic are the A127 Southend Arterial Road and the A130 Canvey Island to Cambridge Road and these have been defined as the Designated Routes.

5.31 The preferred routes are generally unsuited for heavy lorries but are the best

available. The Council will seek to ensure that no development takes place that will generate heavy lorry traffic outside existing or proposed industrial estates or similarly allocated areas.

POLICY TP4 – HEAVY LORRY ROUTES The Council will refuse applications for development likely to create adverse traffic impacts, including heavy vehicle movements that are on sites outside existing or proposed industrial estates or that would give rise to other adverse environmental impacts. PUBLIC TRANSPORT RAIL 5.32 The Southend Victoria to London Liverpool Street line passes through the District,

with stations at Rochford, Hockley and Rayleigh and the area is a significant rail commuter generator, with the journey time to London under one hour across the District.

5.33 Since the last review of the local plan, British Rail has been privatised and

improvements have continued to be made to services on the line. Representations still need to be made periodically, however, regarding cancellations and delays, poor passenger communications, timetable changes, lack of cleanliness of stations and rolling stock and low station manning levels. The Council will continue to press for improvements to the service generally and discuss ad hoc problems as they arise by continuing liaison.


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BUS 5.34 A comprehensive bus network is operated throughout the District by Arriva and

Thamesway, as well as smaller companies. Routes continue to be rationalised, however, due to reducing low ridership and many of the rural routes are operated under contract to Essex County Council on social grounds. In recent years more innovative forms of transport have been introduced, such as shared taxis. A Taxi Voucher Scheme is available for those with limited mobility and in receipt of benefit.

5.35 Delays to buses on the B1013 have declined following the construction of the new

link road, however problems remain serious at peak times in Rochford and Rayleigh town centres. There is a need to investigate further traffic management measures to assist in resolving this issue. The Council has supported the provision of development services to new housing estates and will continue to do so.

5.36 Transport infrastructure needs to change over time. It is important that as

infrastructure becomes redundant or disused that alternatives and protection are considered. Transport links and sites, when they become redundant, may be suitable for use as quiet lanes or for housing, etc. When such sites arise the Council will examine the opportunities and threats and will seek to maintain and improve the network of facilities and services.

5.37 The continuing effects of deregulation on bus services need continual close

monitoring. In conjunction with Essex County Council, the District is seeking to ensure that a good bus service continues to be provided, particularly to rural areas. The following policy details the local planning authority's approach to development and public transport:

POLICY TP5 – PUBLIC TRANSPORT Development must be well related to existing public transport infrastructure, particularly in rural areas. Where such developments are not well located to such infrastructure, then contributions towards the provision of public transport and alternatives to private car use will be sought. Development that fails to promote sustainable transport choices will be refused. Where former or potential public transport corridors or sites are identified as part of a sustainable transport strategy, the local planning authority will protect these from development that would prejudice their transport role, through the planning process.


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OTHER MEANS OF TRANSPORT WALKING & CYCLING 5.35 It is considered that these forms of transport should have an increasingly important

role as pollution free, environmentally acceptable and healthy forms of transport, both for utility and recreation purposes. High traffic levels militate against comfortable and safe use of roads by walkers and cyclists and separate or segregated networks are obviously desirable, although expensive. The County Council is increasingly making provision for walkers and cyclists in new road schemes. Policy TP6 details the local planning authority's approach to development affecting walking, cycling and horseriding.

PROVISION FOR HORSE RIDING 1.36 The overall lack of bridleways and the disjointed nature of the existing network,

coupled to the high number of horse owners, means that many riders spend a considerable time riding along the many heavily trafficked routes within the District.

1.37 This situation is obviously unsatisfactory and causes danger to both drivers and

riders alike. In order to try to improve the position, the District Council will support the creation by the Highways Authority, where practicable, of new bridleways and grass verges to assist in making provision for horse riding. The impact on the ecological value of the grass verge will also need to be considered. Horse riding facility provision is dealt with in more detail in Leisure and Tourism policy LT14 and its explanatory text.

SAFEGUARDING OF CYCLING, WALKING AND HORSERIDING ROUTES 5.38 To ensure that sustainable transport development can take place and that best use

of the existing network can be made, the local planning authority will seek to ensure that no development takes place that leads to a loss or significant adverse effect on cycling, walking or horseriding routes. The local planning authority's approach will be:


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POLICY TP6 – SAFEGUARDING & THE PROMOTION OF WALKING, CYCLING & HORSERIDING ROUTES Planning permission will not be granted for development affecting existing cycling, walking and horseriding routes unless the proposals include either the maintenance or diversion of the route, to one which is no less attractive, safe and convenient for public use. Cycling and walking will be promoted as an alternative to using the car especially for shorter distance trips. Development must ensure the:- i. Provision of a safe and convenient network of dedicated cycle and

pedestrian routes linking homes, workplaces, community facilities and transport interchanges and also the provision of secure cycle parking at centres of attraction;

ii. Use of traffic management measures to improve conditions for pedestrians, the mobility impaired and cyclists;

iii. Provision in new development and transport schemes for pedestrians, the mobility impaired and cyclists;

iv. Provision of good access and secure cycle parking facilities at public transport interchanges; and

v. Parking spaces should be provided in accordance with the standards shown more fully in LPSPD1 and LPSPD2.

CAR PARKING PUBLIC CAR PARKS 5.40 The Council operates a charging policy in its public car parks and is thus able to

monitor usage and adequacy of the facilities from ticket sales. Such analysis reveals peaks of usage on Fridays, Saturdays and Market Days. The Council does not expect to fund further public car parking provision.

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POLICY TP7 – PUBLIC CAR PARKS The Council will monitor the use of its public car parks to ascertain whether adequate spaces are available, will ensure that the optimum use is made of them and will take steps to alter provision as necessary. Developments that are likely to generate significant levels of traffic will be expected to provide or contribute towards sustainable transport alternatives to the private car in preference to the provision of on-site parking. CAR PARKING STANDARDS 5.41 Growth in motor traffic, particularly the ownership and use of private cars, has led to

greatly increased levels of congestion and pollution. As a result there has been a shift in national transport policy and planning towards a more sustainable approach. Local authorities are expected to promote this by encouraging alternative forms of transport to the car, mainly public transport, walking and cycling.

5.42 Local planning authorities are also expected to encourage greater accessibility

rather than mobility. This can be achieved by locating new development close to public transport links and nodes. Whilst huge differences may not be apparent in the short term, the cumulative impact of such development can have significant savings in the use of motor vehicles and particularly, the car.

5.43 Whereas previous parking guidance advocated a minimum benchmark for the

number of spaces permitted, the new government standards suggest a maximum limit on the number of spaces to be provided. Adopting the principle of maximum parking standards is a means of promoting sustainable development. Details of the local planning authority's parking levels can be found in LPSPD1 and LPSPD2.

POLICY TP8 – CAR PARKING STANDARDS In considering applications for new development the Council will expect as a general rule the provision of car parking spaces in accordance with the maximum standards set out below and as shown more fully in LPSPD1 and LPSPD2 and contained in individual policies as may be amended from time to time. In addition, adequate space for loading and unloading and turning of vehicles will be required within the application site.

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Transport 93

USE: STANDARD: JUSTIFICATION:

Shops – food 1 space per 14m2 A1 Non-food 1 space per 20m2

A2 Financial and Professional Services 1 space per 20m2 A3 Restaurants & Cafes

Roadside Restaurants Transport Cafes

1 space per 5m2 1 space per 5m2 1 lorry space per 2m2

A4 Drinking Establishments 1 space per 5m2 A5 Hot Food Takeaway 1 space per 20m2 B1 Business 1 space per 30m2 B2 General Industrial 1 space per 50m2. B8 Storage or Distribution 1 space per 150m2

Hotels 1 space per bedroom (guest or staff) Residential Care Homes 1 space per resident staff +

1 space per 3 bed spaces/dwelling units Hospitals 1 space per 4 staff +

1 space per 3 daily visitors.

C2

Residential Education Establishments 1 space per resident staff + 1 space per 2 other staff.

Residential: Main urban areas/good access to public transport

1 space per dwelling,

Urban location with poor off peak public transport services

2 spaces per dwelling,

C3

Rural/suburban locations 2 spaces per dwelling for 3 bedroom properties 3 spaces per dwelling for 4 bedroom properties.

Medical Centres 1 space per full-time staff, + 2 spaces per consulting room.

Day Care Centre 1 space per full-time staff, + 1 space per 4 persons attending.

Crèches/Nurseries 1 space per full-time staff, + waiting facilities where appropriate.

D1

Schools (Primary and Secondary Education)

1 space per 2 daytime teaching staff.


Transport 94

USE: STANDARD: JUSTIFICATION:

Schools (Higher & Further Education)

1 space per 2 staff + 1 space per 15 students (total number rather than fulltime equivalent.

Art Galleries/Museums/Public Halls 1 space per 25m2.

D1

Places of Worship/Libraries/ Reading Rooms

1 space per 10m2

Cinemas 1 space per 5 seats. D2 Other Uses (Assembly and Leisure) 1 space per 22m2.

SITE SPECIFIC POLICIES LONDON SOUTHEND AIRPORT 5.44 Although owned by Southend Borough Council, the majority of the operational area

and buildings of Southend Airport lie within the district. The number of passengers and tonnage of freight passing through the Airport reached a peak in the middle and late sixties at 692,000 passengers and 64,000 tonnes of freight. Passenger numbers and freight carriage has declined since that time, the former significantly.

5.45 The number of aircraft movements has remained fairly high however with the

decrease in commercial traffic being offset by increases in general aviation, business and light aircraft activity. Despite improvements to the terminal and increased marketing, the Airport has suffered severely from the effects of the recession and the Gulf War in the early 1990s.

5.46 A new instrument landing system and new management have improved the

operating efficiency of the airport. A new terminal and railway station has recently been granted planning permission, to enable up to 300,000 passengers per annum to be handled. At present the airport specialises in aircraft maintenance and servicing and is a significant player in this area of work. Indeed the airport has become one of Europe's largest and most integrated facilities for this sphere of work.

5.47 However, the Civil Aviation Authority has identified safety issues with regard to the

relationship between built development and the runway and construction of the terminal and station will be dependent on a resolution being found to these matters.


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5.48 Planning permission has been granted for a new terminal, railway station and associated facilities to enable the airport to develop its role for passenger flights. The south east corner of the airport was developed as a retail park in the 1990s to help pay for this development.

5.49 Rochford District Council recognises the value and importance of Southend Airport

to South East Essex. It is a major source of employment and the Council fully supports the attempts to maximise its potential, both in terms of passenger and freight traffic, to the benefit of businesses and the travelling public alike.

POLICY TP9 – LONDON SOUTHEND AIRPORT Planning permission will be granted for development that will support the operation of London Southend Airport as a regional air transport and aircraft maintenance facility, including the full realisation of its potential for increases in passenger and freight traffic, subject to: i. There being no serious detriment to the local environment or nature

conservation interests; ii. It being shown that there are adequate access arrangements in place or

proposed. iii. Plans for future expansion and development will be required to include a

satisfactory Surface Access Strategy. 5.51 With developments in engine technology and the requirement to phase out noisy

engines, an increase in the number of jet aircraft using the Airport could possibly take place without undue detriment to residential areas. The Council's desire to ensure further use of the Airport is, however, tempered by the need for careful attention to the avoidance of undue disturbance by aircraft noise, particularly at night. Therefore, in accordance with the recommendations of PPG24 (Planning and Noise), with regard to the siting of development and insulation of buildings, the following policy will apply:

POLICY TP10 – AVIATION & NOISE In dealing with applications for development in areas likely to be affected by noise from London Southend Airport, consideration will be given to imposing conditions requiring adequate sound insulation to buildings and in extreme cases permission may be refused.


Transport 96

5.52 An area of some 4 hectares of land was shown in the original local plan, at Purdeys Industrial Estate, as an Area of Special Restraint. Since this land is in the Public Safety Zone for the airport, its use is restricted to open storage and low employment generating uses. However, there may be potential for waste transfer, processing or recycling uses. No change to the Area of Special Restraint is currently considered necessary.

POLICY TP11 – AREA OF SPECIAL RESTRAINT The Council will refuse applications for development, other than for open storage and low employment generating uses, within the Area of Special Restraint, as defined on the proposals map. READING LIST AND USEFUL LINKS 5.53 In preparing the policies and proposals in this chapter of the local plan account has


DOCUMENTS Planning Policy Guidance Notes and Planning Policy Statements published by the Office of the Deputy Prime Minister Department for Transport - A New Deal for Transport: Better for Everyone (1998) Department for Transport - Transport 2010: The 10 Year Plan (2000) Essex County Council - Essex Local Transport Plan (2000) Essex and Southend-on-Sea Replacement Structure Plan (2001) RDC - District Transport Strategy (2000) WEBSITES Department for Transport - http://www.dft.gov.uk Office of the Deputy Prime Minister - http://www.odpm.gov.uk Royal Town Planning Institute - http://www.rtpi.org.uk


Chapter 6 Leisure & Tourism

RDRLP


Leisure & Tourism 97

CORPORATE OBJECTIVE The Council's vision is to make Rochford the place of choice in the County to live, work and visit. The following Rochford District Council (RDC) Principal Aims are relevant to the delivery of the planning objectives relating to the Leisure & Tourism chapter of the Local Plan: • Provide quality, cost effective services • Promote a green and sustainable environment • Encourage a thriving local economy • Improve the quality of life for people in our District • Maintain and enhance our local heritage PLANNING OBJECTIVES L1 To provide for and encourage the provision of leisure and other

community facilities and to make good, where possible, deficiencies that have arisen from past high rates of housing development.

L2 To facilitate provision of leisure facilities in the countryside that can be met through dual use of school facilities, the use and provision of village halls, or appropriate conversions of farm buildings. Such facilities could serve several villages.

L3 To ensure that new areas of open space enhance the surrounding countryside and the Green Belt and improve the environmental quality of the area whilst protecting good quality agricultural land and the viability of agricultural holdings.

L4 To seek opportunities to improve and increase public access to the countryside, where appropriate, for recreational purposes, including the promotion of the use of more sustainable methods of transport such as walking, cycling and horse riding, so far as this is compatible with the need to safeguard natural resources, wildlife interests and rural conservation.

L5 To promote tourism activities, thereby supporting the local economy whilst maintaining and enhancing the environment. Encourage provision of visitor attractions, accommodation and facilities to meet this end.



INTRODUCTION 6.1 The aim of the Plan is to provide sport and recreation facilities in sufficient quantity

and in the right locations, whilst at the same time protecting existing sport, open space and recreation facilities. Without this foundation accessibility is limited and would curtail the District Council's objective of improving and promoting excellence in chosen activities as well as providing ready access to informal open space.

6.2 A Playing Pitch Strategy for the provision of playing pitches has been adopted. In preparing this Strategy a survey of the Sub Areas was carried out and the information gathered has been used to identify local formal open space priorities.1 This is included as LPSPD3.

6.3 Local Plan allocations and policies represent the first stage of implementation of the

strategies, by safeguarding land for particular activities and providing the planning framework to enable specific recreation and leisure development to take place. Allocations of land for public open space are only made where there is a real prospect of implementation within the Plan period, since measures will be required to purchase land. The Council will expect new housing development to make suitable provision for public open space provision and/or to provide commuted sums for open space where appropriate.

6.4 Sustainable tourism will be encouraged by promoting recreational and leisure

pursuits as well as market towns, nature conservation areas and increased access to the countryside. Tourist attractions and associated accommodation, including short-stay and self catering holiday developments, will be considered as long as they do not harm the local environment.

6.5 Demands for new land and buildings will need to be balanced against the need to

identify sustainable locations, protection of the countryside and promotion of environmental quality in urban areas. This chapter sets out planning policies for the recreation and leisure requirements of the District's residents and tourist attractions and accommodation.

STRUCTURE PLAN REQUIREMENTS 6.6 The main objectives of The Replacement Essex and Southend-on-Sea Structure

Plan (RSP), as adopted in April 2001, are: (a) to promote a wide range of opportunities to take part in sport and recreation through the provision of adequate and accessible facilities, land and water resources; (b) to maximise public access to the countryside; and (c) provide visitor attractions, accommodation and facilities, thereby supporting the local economy whilst maintaining and enhancing the environment.

1 An Assessment of Playing Pitches in the Rochford District (October 2002)



6.7 The RSP recognized the need for a country park in the Rochford area and promoted the provision of such an area through Policy LRT4. Policy LT3 of the Local Plan addresses this. Other RSP policies address improving coastal paths, re-using former mineral workings, and provision of tourist accommodation and facilities including diversification and upgrading.

RURAL ISSUES 6.8 Much of the district outside the urban settlements is rural in character with

significant areas covered by National and Structure Plan policy constraints, e.g. Metropolitan Green Belt, Sites of Special Scientific Interest (SSSI), Special Landscape Areas (NR1) and Coastal Protection Belt (NR10). Such designations provide significant constraints on development through law or government policy. The following policy therefore embodies the local planning authority's position:

POLICY LT1 - RURAL ISSUES Leisure and tourism proposals in rural areas will be permitted provided that the rural landscape, biodiversity and the character of the area will not be adversely affected by reason of the size, scale and design of the proposal, or by the intensity/activity associated with the use.

FORMAL OPEN SPACE PLAYING PITCHES 6.10 Playing pitches are areas of formal open space, available to the public, specifically

for the playing of pitch sports including rugby, football, hockey and cricket. 6.11 An Assessment of Playing Pitches in the Rochford District1 shows that the supply of

pitches is currently meeting expressed demand. Suggested new standards for each of the sub areas are shown in Table 6.3. It is intended that these standards will probably meet the long term structural changes in demand, as well as short term fluctuations.

6.12 A playing field survey was carried out across the district in 2002, and as a result a revised playing field standard has been adopted. One of the objectives of the playing field study was to research and recommend appropriate standards of provision for playing pitches to inform Council planning and investment decisions. Clearly it may be necessary to recommend not one, but several standards to reflect the characteristics of and needs arising from the different sub areas.

6.13 Sub areas are not exclusive and there is no doubt that people will travel reasonable

distances to use the available pitches. The survey was carried out using the sub-areas identified in Table 6.1 but the booking evidence shows that these areas should not be considered as mutually exclusive for the purposes of pitch availability and provision.



TABLE 6.1 PLAYING FIELD SURVEY SUB AREAS

Please note that since this survey was carried out, the Wards referred to have changed. SUB AREA

WARDS COVERED

Rayleigh Grange & Rawreth, Lodge, Rayleigh, Central, Trinity, Wheatley, Whitehouse Hockley Hockley East, Hockley West, Hawkwell West Hullbridge Hullbridge Riverside, Hullbridge South Canewdon Canewdon Rochford Ashingdon, Rochford Eastwood, Rochford Roche, Rochford St Andrews Great Wakering

Barling & Sutton, Foulness & Great Wakering East, Great Wakering Central, Great Wakering West

6.14 In looking at these Sub Areas and testing against the previous Local Plan

Standards and those recommended by the National Playing Field Association it became apparent that it was necessary to dis-aggregate the required standards of provision for sports pitches from those relating to other forms of open space. It was also concluded reasonable to adopt a set of standards, that best reflects existing potential demand within the individual sub areas.

6.15 Revised local standards must embrace provision of all pitches in community use. If they are to be effective, they must include a tolerance to cater for unpredictable upswings in demand and also the loss of access to pitches not in secured community use. However, they should not set too high a target as this will risk wasteful over provision, a key consideration, given static population levels within a small district with teams able to travel short distances to other sub areas to access playing pitches. It is also unlikely further developable land will come forward in certain other sub areas.

6.16 As can be seen from in Table 6.2, there is a variation in the level of provision

between the individual sub areas. Areas like Hockley are relatively poorly provided for, compared with Canewdon and Rochford. Notwithstanding the deficiencies in some sub areas the study has identified that the supply of pitches is currently meeting demand across the district, and in two sub areas (Hockley and Canewdon) there is a little capacity to cater for any upturn in demand.

6.17 As stated above, it is unrealistic for the Council to test open space standards against population levels/intensity if an assessment is not also made of:- • the age of the population within the sub areas; • the level of likely demand;



• the suitability of the pitches; • floodlighting; • changing rooms and other support facilities; and • travel distances to available facilities.

6.18 For the above reasons it has been concluded that the use of the National Playing Field Standard of 1.2Ha / 1000 people is discontinued, and instead the Council adopts the following standards for the sub areas which reflect the achievable aims for playing pitch provision within the plan period.

TABLE 6.2

PROVISION OF PITCHES PER HEAD OF POPULATION FOR THE SUB AREAS

SUB AREA POPULATION PITCHES / 000

(A, B1, B2) NATIONAL PLAYING

FIELD STANDARD Rayleigh 31,410 0.99 Hockley 17,164 0.7 Hullbridge 7,425 1.34 Canewdon 1,491 2.23 Rochford 16,317 1.95 Great Wakering 7,694 1.77

1.20 hectares

per thousand population

TABLE 6.3

SUGGESTED LOCAL STANDARDS SUB AREA SUGGESTED STANDARD

Ha / 000 POPULATION NATIONAL PLAYING

FIELD STANDARD Rayleigh 1.15 Hockley 0.7 Hullbridge 1.34 Canewdon 1.68 Rochford 1.36 Great Wakering 1.77

1.20 hectares

per thousand population

6.19 These standards are intended to meet the long term structural changes in demand,

as well as short term fluctuations. All the formal areas of open space are protected by policy LT7. In the survey it is also evident that there is a need for an All Weather Playing Pitch within the District, this need is addressed in policy LT2.



6.20 The survey also identified that for the existing areas of formal open space and the support buildings and infrastructure to continue to provide an adequate long term range of facilities, there will be a need for investment into their long term maintenance and support. The survey has sought to identify priority areas for investment, as shown in Table 6.4.

TABLE 6.4

SUGGESTED PRIORITIES FOR IMPROVEMENTS TO EXISTING PITCH FACILITIES

Location Sub

area(s) Sector Suggested

improvement Suggested priority

Rawreth Recreation Ground

Rayleigh Council/club Improve pitch drainage

High

John Fisher Playing Field

Rayleigh Council Improve pitch drainage

High

Grove Playing Field

Rayleigh Council Improve pitch drainage

High

Clements Hall Playing Field

Hockley Council Improve pitch drainage and carry out levelling

Medium

Ashingdon Recreation Ground

Rochford Council Improve pitch drainage

Medium

Hullbridge Playing Field

Hullbridge Council

Improve pitch drainage

High

Fairview Playing Field

Rayleigh Council

Improve drainage to pitch 4

High



POLICIES LT2 – PUBLIC PLAYING PITCH PROVISION New proposals for public playing pitches, including the provision of synthetic playing pitches, will be required to meet all of the following criteria and have regard for LPSPD3: i. The finished site should be level, free draining and of sufficient size to

accommodate the proposed pitches; ii. It should be located where there is convenient access for the local

communities; iii. The proposed pitches are for public use; iv. Vehicular access to the site from the highway can be accommodated without

creating a highway hazard; v. It should not have an adverse impact on residential amenity, nature

conservation interests or the character of the countryside; vi. The Local Planning Authority is satisfied that provision has been made for

the area's long term retention and maintenance.

INFORMAL OPEN SPACE 6.21 Public Open Space provides easily accessible opportunities for sport, recreation or

play, with a range of styles and facilities. Public open space also provides form, structure and relief from built development in the urban environment. In rural areas, public open space contributes to the character of settlements and provides a focal point for community activity.

6.22 In addition to the Cherry Orchard Jubilee Country Park (LT3) the Council would expect all new areas of open space, whether for public or private use, to comply with LT5 in terms of accessibility and impact.

6.23 The Council has addressed the provision of public open space as identified in the 1995 Local Plan and now has adequate areas of informal open space for public use. The situation will be monitored for any changes and a new assessment will be carried out for the Local Development Framework in the next couple of years.

6.24 Allotment gardens are regarded as informal open space and are owned and run by the Parish Councils. There are eight sites in the district, as identified on the plan, for which there is a healthy demand. The Council will endeavour to assist in the establishment of new allotment sites where a need is identified. Existing allotment sites are protected under Policy LT6.



NEW COUNTRY PARK 6.25 The Council is committed to the provision of a new Country Park as set out in Policy

LT3. The lack of a major area in the countryside open for unrestricted access in the area to the north of Southend is recognized in the Replacement Structure Plan, which also promotes the provision of such an area through Policy LRT4. The provision of a new Country Park will provide an accessible and strategically important informal recreational resource.

6.26 In September 2001 Essex County Council handed over ownership of Blatches Farm

to Rochford District Council securing the future use of the site in public ownership. On this site the Council has established a 100 acre (41ha) Country Park. The Park, which has been named Cherry Orchard Jubilee Country Park, is already well used. Planting and access works have taken place as well as the excavation of a lake in the site, and as work continues the site will provide a leisure facility of natural woodland walks, lakes and bridleways, as well as creating a valuable ecological resource, all set within the Roach Valley landscape. The Council has carried out much work on the site and the first phases were formally opened to the public by the Princess Royal in April 2002.

6.27 The Council is committed to the development of the Country Park, recognising the

significant contribution it will make strategically to the Thames Gateway Green Grid and to the breadth of informal leisure and recreational opportunities available for the public. To achieve these aims, the Council will look to acquire additional land to fully implement the extent of the Country Park as defined on the Proposal Map, which will also enable appropriate vehicular access to be provided on both sides of the park. In the longer term the Council is looking to further increase opportunities for informal recreation in the Upper Roach Valley by linking the Country Park with Hockley Woods to the north.

POLICY LT3 – CHERRY ORCHARD JUBILEE COUNTRY PARK The Council will establish and retain a country park on the area of land between Rayleigh and Rochford as identified on the proposals map.

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POLICY LT4 – PUBLIC OPEN SPACE Provision will be made for areas of public open space within the plan period :- i. The Council will pursue the acquisition and the subsequent layout and

landscaping of the following sites which are already allocated in the local plan:

a) land off Malyons lane, Hullbridge b) land north of Brays Lane, Rochford

ii. The Council will allocate land at South Fambridge as an additional area of

public open space. iii. The Council have identified a deficiency of allotment garden provision within

the Parishes of Hockley and Hawkwell and will support the relevant Parish Councils with professional and technical advice in order to facilitate their aims to establish new allotment provision.

POLICY LT5 – NEW PUBLIC OPEN SPACE New proposals for informal open space in addition to those allocated in LT4 will be required to meet all of the following criteria: i. The location should have easy pedestrian access from the defined

settlement it serves; ii. It should not have an adverse impact on residential amenity or the character

of the countryside; iii. The proposed area is for public use and should remain so in perpetuity; iv. Provision has been made for the area's long term retention and

maintenance; v. The proposal should provide a local facility in scale with the community it

serves; and vi. Existing natural features should be retained and enhanced with the

implementation of a landscaping scheme involving the planting of native species.



PROTECTION OF PRIVATE OPEN SPACE 6.25 There are a number of open spaces in the District that are privately owned and

maintained or publicly owned but not generally available to the public, such as school playing fields and allotment sites. These often contribute to the character of settlements and form green links as well as providing for sports and recreation. Wherever possible these open spaces will be retained and protected from unnecessary development.

POLICY LT6 – PRIVATE OPEN SPACE Only in exceptional circumstances will the Council grant permission for development that would lead to the loss of existing playing pitches, children's play spaces, formal recreation areas, informal open spaces including allotments and amenity areas, whether in public or private ownership. Where open space is lost the Council will, other than in exceptional circumstances, expect open space or recreational provision of equivalent value to be provided

POLICY LT7 – SAFEGUARDING OPEN SPACE Areas of public and private open space in towns and villages that play an important key role in the street scene, have a high townscape value, are of importance to nature conservation or are intrinsic to the character of the area, will be safeguarded. Planning applications for the development of such sites that would be detrimental to these features will be refused.

INDOOR SPORTS AND LEISURE FACILITIES 6.26 Assessed against the Eastern Council for Sport and Recreation's standards, the

District Council satisfies the relevant requirements for the provision of indoor sports facilities apart from the provision of indoor bowls centres. There are 4 bowls clubs at the present time, all with long waiting lists, but there are no proposals to fill this gap between supply and demand.

6.27 The provision of private sports facilities has increased in recent years and the Local Planning Authority will continue to encourage these facilities in appropriate locations, particularly where deficiencies prevail.



POLICY LT8 – INDOOR SPORTS & LEISURE FACILITIES Proposals for sports and recreation facilities will be permitted provided that the proposal meets the following criteria: i. Provides sufficient benefit to outweigh the loss of the existing land use; ii. Will allow satisfactory access to the site, provide adequate off-street parking

and the adjoining roads are capable of taking any increase in traffic; iii. Should have nearby links to public transport; iv. Will have no adverse impact regarding noise disturbance on the locality; v. Will have no adverse impact on the visual amenities of the area; vi. Will have regard to the existence of similar facilities with the locality; and vii. Conforms to other policies of the Plan including the irreversible loss of the

best and most versatile agricultural land (Grades 1, 2 and 3a), Metropolitan Green Belt, Sites of Special Scientific Interest or other sites of nature conservation interest, Special Landscape Areas and the Coastal Protection Belt.

CHILDREN'S PLAY FACILITIES 6.28 Open space provided specifically for children can range from safe and attractively

equipped playgrounds for use by children up to 14 years of age to skateparks, 5-a-side, BMX and 'kick about areas' for those of 11 and over. Where large new housing developments take place, new or improved play space will be sought on the site or in the vicinity, or, failing that, contributions to the provision of play space for both younger and older children.

6.29 The Plan area has adequate provision for the younger child, but there is under-provision for older children. Responsibility for providing these facilities in villages, where there is no significant development likely to generate the provision of further play spaces, lies with the Parish Councils. Where public open space exists in the rural areas the District Council will encourage Parish Councils to make best use of that open space to provide children's play space.



POLICY LT9 – CHILDREN’S PLAY SPACES The council will seek opportunities to provide and improve children's play space having special regard to the needs of older children. On new housing schemes developers will provide: i. A play space in accordance with the District Council’s criteria contained in

LPSPD2; or ii. Enhancement of existing play space where all or part of the proposed

development lies within 400m of the centre of existing play space; or iii. A combination of i and ii; or iv. Where the above cannot be fulfilled, the LPA will seek to negotiate a

commuted sum from developers for the provision or enhancement of children's play space.

POLICY LT10 – NEW PLAY SPACE PROVISION New play space provision in the district, whether provided in association with development or by other means, should meet all of the following criteria: i. It will be easily accessible by local residents, secure and easily visible; ii. It will be equipped according to the standards of the District Council; iii. It will not have an adverse impact on residential amenity, nature

conservation interests or character of the countryside; iv. The play space is for public use in perpetuity; v. Pedestrian access exists or will be provided via a footpath giving safe

access to the site.

LEISURE USE OF TOWN CENTRES AND UPPER FLOORS 6.30 The District Council will encourage the provision of additional indoor leisure and

tourism facilities in the District's town and village centres, where they can be accommodated without harm to the character of the settlements. These locations are considered to be sustainable in that they are more likely to utilise previously developed land, have established accessible transport links and access to a large local population. Proposals will be assessed using the sequential approach as covered by Policy SAT1.

6.31 Town centre locations are usually favoured, but it is important that proposals do not utilise prime shopping frontage. Redundant first floor storage areas in town centres are ideal locations for the establishment of recreational clubs, e.g. snooker halls, health clubs, crèche, judo, etc. subject to the following policy:



POLICY LT11 – LEISURE USES IN SHOPPING AREAS The local planning authority will encourage leisure and tourism uses, above ground floor level, within the defined primary and secondary shopping areas identified on the proposals map.

POLICY LT12 – LEISURE DEVELOPMENT AFFECTING SHOPPING AREAS Any leisure and tourism use that would utilise or affect prime shopping frontage as defined in policy SAT4 will be refused.

GOLF COURSES 6.32 Golf courses can open up the countryside for recreation; however, they can also

have a substantial impact on the landscape as acknowledged in PPG17. Applications for new facilities should be located and designed to ensure harmony with the surrounding countryside and natural environment.

6.33 Essex County Council has identified a need for a public "pay and play" golf course in the region although no demand has been expressed locally. Proposals for new golf courses and associated facilities should comply with the guidance as set out in the Essex Golf Report.2

6.34 Proposals for golf course development and essential ancillary uses should make use of existing buildings on site. Whilst the local planning authority does not wish to encourage any new building within the Metropolitan Green Belt, it is accepted that some buildings will be required for the successful operation of the course.

6.35 Golf course facilities should be designed in such a way that existing public rights of way can be incorporated safely into the layout. Proposals for development must include details of existing native landscape features such as trees, hedgerows and ponds, and also proposed landscaping including details of how existing features will be incorporated into the scheme.

2 Essex Golf Report - Essex Planning Officers Association (1992)

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POLICY LT13 – GOLF COURSES & EXTENSIONS TO EXISTING FACILITIES Applications for golf course and driving range facilities will be required to satisfy the following criteria: i. the proposal will not adversely affect Sites of Scientific Interest, Historic

Landscapes or Ancient Woodlands as shown on the Proposals Map; ii. the proposal will not adversely affect natural features and habitats of nature

conservation importance and will include measures which allow for local habitat creation;

iii. the proposal will be in harmony with the landscape and will avoid prominent locations, the dominant features of the existing site will be retained and incorporated into the scheme;

iv. where built development is proposed, preference will be for the use of existing buildings and will be restricted to those facilities that are essentially required to serve the use of land for golf. New buildings not essentially related, including for residential, social and holiday accommodation, will not be permitted;

v. the layout of the course, the siting and size of its buildings, car parking and a landscape scheme should be submitted as part of the planning application and not left for later approval;

vi. the proposal will satisfactorily incorporate existing public rights of way; and vii. that safe and convenient access can be made to the principal road network

and that the traffic generated would not be detrimental to the rural roads and the small settlements that might be affected from the passing of vehicles.

HORSE RIDING FACILITIES 6.36 Horse riding is a popular recreational activity and there is continuing pressure for

equestrian development throughout all parts of the district. It is also a popular form of farm diversification. PPG7 acknowledges the need to ensure that equestrian activities do not have an adverse impact on the countryside, including the visual impact of new buildings, jumps and equipment and that horses are well housed and cared for.

6.37 The local planning authority will not allow large-scale development of stables (also see Policies R1 & LT1) that would materially affect the landscape character and or the integrity of the countryside. Any proposed stable facility will have regard to the British Horse Society Standards in terms of stable size and grazing area.



6.38 Proposals utilising existing redundant farm/agricultural buildings within the countryside are most likely to be favoured. New equestrian development must be closely located and related to existing development and should not be in remote/isolated rural locations. Policy TP6 deals with the safeguarding and provision of new bridleways.

POLICY LT14 – HORSE RIDING FACILITIES Proposals for horse related development will be granted planning permission provided that the following criteria are met: i. Proposals for equestrian establishments whether for private use or as a

commercial livery will need to demonstrate that there is adequate land within the curtilage of the site to allow for the proper care of horses, including stabling, grazing and exercise, in accordance with the British Horse Society Standards;

ii. Proposals for buildings to serve private use or commercial livery in locations outside of the urban settlement areas must be the result of re-use of existing former farm/agricultural buildings; OR be located close to and relate to existing development that is controlled and under the ownership of the applicant, (for example a range of existing farm buildings or an area of paddock land immediately adjacent to the applicant's dwelling house);

iii. the proposal is well related to existing or proposed bridleways and will not cause conflicts between equestrians, and have no adverse effect on the road or highway safety of the area;

iv. the proposal will not be visually intrusive or detrimental the character of the area or nature conservation interests;

v. there will not be a detrimental affect on the amenity of the local area by virtue of noise, smell or disturbance;

vi. new dwellings associated with equestrian facilities will only be permitted, within existing or proposed residential areas, as defined on the proposals maps; and

vii. any proposal for stables or equestrian development in remote, isolated locations unrelated to existing development that may affect the character or compartmentalise the countryside will be refused.



WATER RECREATION 6.39 The estuaries and creeks of the Rivers Crouch and Roach are very popular for

water recreation. Yachting is recognised as the major recreational use of the Crouch estuary. Essex Marina at Wallasea is one of the main sources of access onto the river. Other water recreation facilities include yacht and sailing clubs, Riverside Caravan Park and its boat park and a public launching point in Hullbridge.

6.40 The Rivers Crouch and Roach and the areas through which they flow are an important part of the character of the District. The Council, whilst recognising the importance of the rivers for water recreation, will have regard to nature conservation and the protection of the largely undeveloped nature of the coast. The Structure Plan recognises that due to the largely undeveloped coastline virtually all coastal recreational development will have to be located in existing built up areas. However, proposals for further recreational development will also be assessed against policy EB8 and its supporting text.

6.41 The Local Planning Authority, when considering applications relating to water based recreation, will consult with the Crouch Harbour Authority (and their Harbour Management Plan), who have represented all interests on the rivers since 1975. The LPA will also have regard to PPG25 (Development and Flood Risk) and the Essex and Rochford Biodiversity Action Plans.

POLICY LT15 – WATER RECREATION FACILITIES Proposals for new facilities or expansion of existing facilities will not be permitted within the Coastal Protection Belt. Within the already developed areas of the coast proposals for water recreation facilities will be considered against the following criteria and the contents of PPG25 (Development and Flood Risk): i. Evidence is provided that there will be no adverse affects on the Essex

Estuaries European Marine site, to wildlife or their habitats or on other sites of nature conservation importance;

ii. The proposal is of a scale, design and nature that safeguards the amenities and character of the surrounding locality;

iii. There is sufficient capacity on the water to accommodate for the proposal, having regard to the existing use of the river and the proposed level of use in that area;

iv. The proposal does not lead to problems of safety for other river users; v. The proposal will not create detrimental traffic generation affects and that

access, parking, facilities for non-car users and existing rights of way are satisfactorily provided for.



6.42 In order to keep the volume of water recreation on the Rivers Crouch and Roach to a minimum the Council will look inland for additional facilities. Sport England identifies the main opportunity for further areas of water for recreational purposes in Essex, to be through the restoration of mineral workings to 'wet pits'. These wet pits can have potential for specialised sports such as wind surfing, sub aqua, rowing and canoe racing, as well as fishing and nature conservation interests. At the current time there are no appropriate wet pits within the district.

DRY PITS 6.45 Dry Pits have potential for specialised sports such as BMX, motorcross, grass

boarding and abseiling. Noisy sports must, however, comply with Policy LT21. Dry Pits would also be ideal for the establishment of nature reserves.

POLICY LT16 – DRY PITS Proposals for the after-use of mineral working for recreational purposes will be permitted if the following criteria are met: i. The site is not in or adjacent to a Site of Special Scientific Interest or other

designated nature conservation site; ii. No built structures, other than those directly related to providing for those

using the facility, i.e. toilets, changing rooms, etc. will be permitted; iii. Satisfactory provision is made for access and parking; iv. An ecological survey will be required to accompany applications and

opportunities may be sought to create or enhance habitats for species listed in the Essex Biodiversity Action Plan.

TOURISM 6.46 There is a large overlap between recreation and tourism. Rochford District has

national and internationally recognised areas of protection, e.g. Essex Estuaries European Maritime Site, Metropolitan Green Belt, SSSI, and Coastal Protection Belt. The coastal and estuary areas provide many opportunities for yachting and boating enthusiasts. There is good recreational fishing offshore and in the Crouch and Roach estuaries and also plenty of opportunities for coarse fishing at sites within the district. Lion Creek and Paglesham Creek are SSSIs supporting large internationally important numbers of overwintering migratory birds.



6.47 As well as the coastal and estuary areas, the District can offer historic market towns and villages and open spaces ranging from formal public gardens to the 200 acres of ancient woodlands at Hockley Woods (the remains of a Royal Forest). The protection of the countryside from unwarranted development and its importance for nature conservation makes it an important attraction for "green" tourism.

6.48 The close proximity of Southend and its tourist related activities are an attraction in themselves and Rochford can benefit from such spin-off effects by promoting recreational and leisure pursuits within the district for visitors from Southend. Scope also exists for the promotion of short-stay and self catering holiday developments which are independent of the traditional resorts.

6.49 The Council is involved in a joint initiative with the neighbouring authorities in South-East Essex to develop and promote leisure and tourism in the area. The Thames Gateway South Essex Partnership have identified the district as capable of developing its role in leisure and tourism. The work suggests that tourism development within the Rochford District is likely to be centred on the promotion of open spaces and water based recreation. The Council supports the development of tourism, provided that it is carried out in a sustainable manner, to contribute to the economy of the local area.

6.50 Rochford has been suffering as a trading location and needs to maintain the economic viability and vitality of the town centre. One solution might be to focus on niche/specialist areas of trading. Momentum from the Thames Gateway Partnership could be used to rebrand the town as an "Arts and Crafts" Centre.

6.51 New intensively used tourism attractions will be directed to the main settlements. In the Green Belt development is limited to essential small-scale facilities for outdoor recreation (Policy R1).

POLICY LT17 – TOURISM The council will encourage the provision of tourist attractions for visitors to the district through the granting of planning permission where: i. Access is available by a choice of means of transport; ii. The vehicular access to and from the highway is safe; iii. The character and appearance of the existing street scene, the existing

historic fabric of the development, and/or the existing landscape/countryside character of the area or nature conservation interests will not be adversely affected; and

iv. There will be no significant impact on local amenities.



6.52 Hotel accommodation exists at Rayleigh, Rochford, Rawreth and adjacent to Southend Airport. There is also some limited guest house and bed and breakfast accommodation within the District. Conversions of appropriate buildings in suitable locations could open up the countryside to people wishing to enjoy the unspoiled scenery and leisure activities that it offers. It may also help to foster farm diversification if redundant farm buildings, of a sound nature, are converted to holiday accommodation. The policy relating to farm diversification is LT18, which needs to be also considered in conjunction with policy R9, from the Rural Issues chapter.

POLICY LT18 – RURAL TOURISM i. The change of use and/or conversion of existing buildings in the

countryside to accommodate leisure or tourism related facilities (including hotels and guesthouses) will be permitted, provided:

a) The proposal re-uses a building constructed of permanent materials with

a reasonable expectation of life; b) The proposal maintains or enhances the rural environment and the

landscape character of the area; c) Provision can be made for the parking of guests' vehicles within a farm

complex, or on a plot, without causing visual harm and safe access to the site can be obtained without any detrimental visual changes to the junction with the highway; and

d) An ecological survey is undertaken; ii. Planning permission for the re-use of rural buildings for tourist

accommodation may include, amongst others, a condition restricting the construction of additional buildings on a farm holding or plot.



POLICY LT19 – NEW HOTEL & GUESTHOUSE ACCOMMODATION A. Proposals for hotel or guesthouse accommodation (with six or more

bedrooms), within residential areas, as defined on the proposal maps, will only be permitted if all of the following criteria are met: i. Suitable means of access, car parking and servicing arrangements

will be provided; ii. The location is well related to the road hierarchy and public transport

is available nearby; and iii. The proposal has no adverse affect on the amenity of residential

areas, Conservation Areas, listed buildings the character of the landscape or nature conservation interests.

B. Proposals for hotel or guesthouse accommodation (with six or more

bedrooms) outside residential areas, as defined on the proposal maps, will be permitted if all of the following criteria are met: i. A need for the development has been demonstrated; ii. Demonstration that there is no site available within existing residential

areas; iii. The site should be located close to the edge of existing residential

areas; iv. The scale and appearance of the development will not have an

adverse impact on the historic environment, character of the landscape or nature conservation interests;

v. There will be no adverse impact on the Metropolitan Green Belt; and vi. The site is accessible by a choice of types of transport.

STATIC HOLIDAY CARAVAN PARKS 6.53 Holiday accommodation also exists in the form of holiday caravans and chalets.

Static caravans represent one of the cheapest forms of holiday accommodation. At present there are five holiday caravan sites within the district providing a total of approximately 400 holiday caravan units. In addition, a number of caravans are sited within the grounds of Brandy Hole Yacht Club, Hullbridge.

6.54 The Essex & Southend-on-Sea Replacement Structure Plan Policy LR10 permits only extensions to existing caravan sites subject to there being significant improvements made to the appearance, layout and amenity of such sites except within the Metropolitan Green Belt, Coastal Protection Belt or Area of Outstanding Natural Beauty.



TOURING CARAVANS AND TENTS 6.55 Facilities for touring caravan and camping sites will be limited to within the current

extent of development on existing sites as shown on the Proposals Map.

6.56 It is important to retain the existing sites in their current use and not allow them to be developed for other purposes including housing as the tourist industry is an important source of income and employment. To this end the Council wishes to encourage environmental improvements to the sites. The development of new sites for touring caravans outside development boundaries would be contrary to the efforts of the District Council to promote the area's remote landscape characteristics.

POLICY LT20 – TOURING CARAVANS & TENTS Proposals for new sites for touring caravans and tents will be permitted where the following criteria are met: i. The scale and appearance of the development will have no serious adverse

effect on the historic environment, the character of the landscape or nature conservation interests;

ii. No substantial new building is required; iii. The site is well located in relation to the road network and has suitable

access; iv. An environmental survey is undertaken and an acceptable landscape plan is

provided. In other instances the provision of new facilities for touring and transit caravans and tents will be limited to within the current extent of the Caravan Parks indicated on the Proposals Map when proposals will be required to include details of the measures to contain the highway and environmental impacts of the proposal on the site and its surroundings.



SPORTS AND RECREATION CAUSING NOISE OR DISTURBANCE 6.57 A number of sporting and recreational activities can give rise to noise and

disturbance. These activities can include clay pigeon shooting, motor sports, air sports, war games, model aircraft flying and activities using motor boats.

6.58 It is important that such noise generating sports are situated in appropriate locations so as not to cause harm, including noise and disturbance, to local residents and land uses because of the nature, scale, extent, frequency or timing of the activities. No harm should be caused to public safety or to traffic flow.

6.59 Degraded land, former minerals sites and set-aside farmland offer considerable scope for establishing many noise generating and/or disturbance causing land based activities and environmental impact could be minimised (e.g. long-term damage to woodland).

POLICY LT21 – SPORTS CAUSING NOISE OR DISTURBANCE Proposals for sport and leisure facilities and activities likely to cause noise or disturbance will be permitted where there will be no serious adverse effects on: i. occupiers of nearby residential properties/plots; ii. existing flora and fauna (for example overwintering birds); or iii. traffic impact or highway safety by virtue of the scale, siting, design, construction or operation of the activity.

FLOODLIGHTING OF SPORTS FACILITIES 6.60 Floodlighting of sports facilities can provide for additional usage and can be an

integral part of some of these facilities. It can also be a nuisance to adjacent land users, have a detrimental impact on the countryside and can cause unnecessary glow in the night sky. Any proposal for floodlighting must demonstrate how essential it is for the associated land use and must be of a design to minimise the impact on the environment and its surroundings. Details to be submitted must be adequate to enable the assessment of the effect of the lighting and the appearance of the fittings.



POLICY LT22 - FLOODLIGHTING Applications for development involving external lighting will only be acceptable if the following can be demonstrated: i. The lighting is designed to be as directional as possible using the minimum

number of lights required with the aim of reducing light pollution; ii. A curfew time of 10.00 p.m.; and iii. Consideration is given to the effect of light upon local residents, vehicle

users, pedestrians, local wildlife and the night sky.

READING LIST AND USEFUL LINKS

6.61 In preparing the policies and proposals in this chapter of the local plan account has


DOCUMENTS Planning Policy Guidance Notes and Planning Policy Statements published by the Office of the Deputy Prime Minister ODPM - Assessing Needs and Opportunities: A Companion Guide to PPG17 JSPA - Essex and Southend-on-Sea Replacement Structure Plan (2001) RDC - An Assessment of Playing Pitches in the Rochford District (2002) WEBSITES British Horse Society - http://www.bhs.org.uk/index.htm Department of Media, Culture and Sport - http://www.dcms.gov.uk Department for Environment, Food and Rural Affairs (DEFRA) - http://www.defra.gov.uk East of England Tourist Board - http://www.eastofenglandtouristboard.com English Tourist Board - http://www.travelengland.org.uk Essex Estuaries - http://www.essexestuaries.org.uk National Playing Fields Association - http://www.npfa.co.uk Office of the Deputy Prime Minister - http://www.odpm.gov.uk Open Spaces Society - http://www.oss.org.uk Ramsar - http://www.ramsar.org Royal Town Planning Institute - http://www.rtpi.org.uk Sport England - http://www.sportengland.org


Chapter 7 Building Conservation & Archaeology RDRLP


Building Conservation & Archaeology 120

CORPORATE OBJECTIVE The Council's vision is to make Rochford the place of choice in the County to live, work and visit. The following Rochford District Council (RDC) Principal Aims are relevant to the delivery of the planning objectives relating to the Building Conservation & Archaeology chapter of the Local Plan: • Promote a green and sustainable environment • Improve the quality of life for people in our District • Maintain and enhance our local heritage PLANNING OBJECTIVES B1 To protect and enhance the historic character of settlements, particularly

within the conservation areas and to ensure the retention of all listed buildings and Scheduled Ancient Monuments, other nationally important monuments and important archaeological sites and their settings.

B2 To formulate and publish a detailed assessment of each conservation area, indicating townscape features, buildings and spaces that distinguish the character of each conservation area, to be taken into consideration as supplementary planning documents when new development is being proposed.

B3 To encourage a high standard of design for new buildings and development and to secure improvements to the environment generally.

B4 To encourage the use of materials that reinforce the local character of the area.



INTRODUCTION 7.1 The Local Planning Authority has a duty to ensure that the best of the existing

features in the townscape or landscape are protected against removal or alteration. 7.2 The older parts of the towns and villages in the district are of particular townscape

value and in the past have been vulnerable to change brought about by poor quality replacement buildings or new development. It is essential, therefore, that historic and architecturally important parts of settlements within the district are protected from change leading to a deterioration in their aesthetic qualities. Conservation Areas have been designated in recognition of those areas where special controls are necessary.

7.3 The district also accommodates a great many individual buildings that have been

listed by the Secretary of State as being of particular architectural or historic interest, together with a number of Scheduled Ancient Monuments and other sites of archaeological importance. This Plan contains policies to afford suitable protection to these buildings, monuments and sites.

CONSERVATION AREAS 7.4 At present there are ten Conservation Areas within the plan area, as shown in maps

produced by the Local Planning Authority. 7.5 Any development that is permitted within, or adjacent to, a conservation area will

have to satisfy detailed design criteria (as set out in Policy BC1, below, and elaborated upon in the LPSPD6) to ensure that it will be of a form, scale and character compatible with the surrounding buildings and the overall appearance of the conservation area.

7.6 To allow proper consideration of the design and external appearance of proposals,

applications submitted in outline form will not be accepted. 7.7 Trees make an important contribution to the character of many Conservation Areas.

Many are the subject of Tree Preservation Orders. Others are subject to protection under the provisions of the legislation and cannot be cut down, topped or lopped unless prior notice is given to the Council, when the making of a Tree Preservation Order will be considered. Development that would remove or damage significant trees or groups of trees may be refused unless there are adequate proposals for their replacement.



POLICY BC1 – CONSERVATION AREAS: GENERAL The Local Planning Authority will preserve and enhance the character and appearance of conservation areas, including the buildings, open spaces, trees, views and other aspects of the environment that contribute to the character of such areas. Applications for new buildings, extensions and alterations within, or affecting, Conservation Areas, will be permitted provided that the following design criteria are met:- i. The design and siting of the proposal respects the townscape character, and

the proposal logically forms a part of the larger composition of the area in which it is situated;

ii. The mass of the proposal is in scale and harmony with adjoining buildings and the area as a whole, and the volumes making up its block form are proportioned such that they form a satisfactory composition with each other and with adjoining buildings;

iii. The proposal uses appropriate architectural detailing to reinforce the character of the conservation area within which it is sited. Architectural details in the new building would be expected to complement the existing development;

iv. The external materials are appropriate to the particular building and to the character of the area; and,

v. in the case of shopfronts, the proposal exhibits a high standard of shopfront design, reflecting the traditional character of the particular conservation area.

Guidance to be used for the assessment of proposals against the above criteria is to be found in LPSPD6. 7.8 Applications relating to the provision of advertisements or street furniture in

conservation areas, should be considered against Policies SAT8 to SAT10 (inc).



DEMOLITION WITHIN CONSERVATION AREAS 7.9 The local planning authority has control over the demolition of most buildings

(including walls and structures) within conservation areas by virtue of Section 74 of the Listed Building and Conservation Areas Act.

7.10 The prime consideration when assessing such applications will be the desirability of

preserving or enhancing the appearance of the area. Account will be taken of the contribution made by the building to the architectural and / or historical interest of the area, and the wider implications of the building's demolition on its surroundings and on the conservation area as a whole.

7.11 Consent for the demolition of any building will not be granted unless there are

acceptable plans for the future use of the site. In cases where redevelopment of the site is proposed, consent for the demolition will not be granted until full planning permission has been approved for the redevelopment scheme.

POLICY BC2 – DEMOLITION WITHIN CONSERVATION AREAS Consent for the demolition of a building in a conservation area will only be granted in cases where all of the following criteria are met: i. a) the building to be demolished is of no architectural or historical interest

and makes no positive contribution to the character or appearance of the conservation area;

b) sufficient evidence has been provided to demonstrate that the building is beyond reasonable repair, having regard to its structural condition, the cost of repairing and maintaining it in relation to its importance, and to the value derived from its continued use; and that every effort has been made to find compatible alternative uses for the building and to sell it on the open market at a price reflecting its structural condition.

ii. detailed plans for the after-use of the site have been submitted to, and approved by, the Local Planning Authority. (In cases where the after-use of the site includes development requiring planning permission, such permission must have been applied for and granted in order that the terms of this criterion be met); and

The local planning authority will require the signing of a legal agreement before permission for demolition is granted, requiring the redevelopment of the site within an agreed timeframe.



LISTED BUILDINGS 7.12 Buildings of architectural or historic interest make an important contribution to the

character of the district and are of intrinsic value as individual buildings in their own right. Such buildings must be protected from demolition or from alterations that would adversely affect their character, architectural or historical integrity or setting.

7.13 The best use for an historic building is the use for which it was originally intended

and, wherever possible, this original use should continue in order to ensure the retention of the unique character of the building. Where this is clearly not possible for reasons of economic viability, or because of the scale or location of the building, alternative uses may be acceptable provided any alterations or extensions required to facilitate the re-use comply with Policy BC3, below, and that the use itself is compatible with its environment.

7.14 The demolition of a listed building will not be permitted, until all other options have

been fully explored. POLICY BC3 – ALTERATIONS TO LISTED BUILDINGS Alterations and additions, or changes of use, to a listed building will not be permitted if they adversely affect important architectural or historic features, either internal or external, which contribute to its character, to the scale and proportions of the building or to the preservation of its setting. The choice of materials for new additions to listed buildings will be expected to complement the original materials of construction.

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POLICY BC4 – DEMOLITION OF LISTED BUILDINGS Consent for the demolition of a listed building will only be granted in wholly exceptional cases, where all of the following criteria are met: i. the building is structurally unsound and cannot reasonably be made safe;

AND / OR ii. all reasonable efforts have been made:-

a) to maintain the existing use of the building; b) to find compatible alternative uses for the building; c) to sell the building on the open market at a realistic price reflecting the

building's condition; and, d) to seek preservation of the building through charitable or community

ownership, but that all of these efforts have failed; and, iii. that demolition and subsequent redevelopment of the site would produce

substantial benefits for the community which would decisively outweigh the loss arising from demolition; and

iv. in the case of a listed building situated within a conservation area, detailed plans for the after-use of the site have been submitted to, and approved by, the Local Planning Authority. (In cases where the after-use of the site includes development requiring planning permission, such permission must have been applied for and granted in order that the terms of this criterion be met).

Where permission for demolition is granted then provision for the recording and / or storage of features and materials will be required. ARCHAEOLOGY 7.15 Archaeological remains are a finite and non-renewable resource. In many cases

they are highly fragile and vulnerable to damage or destruction. These sites contain information about our past, are part of our sense of place and are valuable for their own sake and for their role in education, leisure and tourism. As a result it is important to ensure that archaeological remains are not needlessly or thoughtlessly destroyed.

7.16 More than 350 sites of archaeological interest are recorded on the Heritage

Conservation Record (HCR), of which five are Scheduled Ancient Monuments. The sites range from Palaeolithic flint axes through a variety of prehistoric, Roman, Saxon and medieval settlements to post-medieval/modern industrial sites and

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World War II/Cold War monuments. However the HCR records represent only a small fraction of the total. Many important sites remain undiscovered and unrecorded.

7.17 Prospective developers are advised to undertake an initial assessment of whether a

site is known or likely to contain archaeological remains as part of their initial research into its development potential. The local planning authority will expect any proposal that would affect a known site of archaeological importance to be accompanied by sufficient information to assess the level of disturbance posed by the development. Developers are urged to discuss their proposals with the local planning authority prior to submitting planning applications to agree the level of information to be provided. The LPA will expect applicants to adopt the procedures set out by central government in PPG16: Archaeology and Planning.

POLICY BC5 – DEVELOPMENT AFFECTING ARCHAEOLOGICAL SITES Applications for development that would affect sites of known archaeological importance must be accompanied by sufficient information (this will consist of an archaeological field evaluation, unless advised otherwise by the local planning authority) to allow the local planning authority to assess the importance of the site, the likely impact of the development proposal and, on the basis of these findings, to determine the appropriate course of action. 7.18 Where nationally important sites, whether scheduled or not, are affected by

proposed development there will be a presumption in favour of their physical preservation in situ and against proposals which would involve significant alteration or damage to them, or which would have a significant effect on their setting. The weight given to preserving archaeological remains of lesser importance will be assessed against other relevant factors, including the need for the proposed development.

7.19 The best means of preserving archaeological remains is to leave them undisturbed.

Excavation necessarily involves the destruction of a site with an accompanied loss of evidence. Where preservation in situ is not justified and where planning permission is sought for a development that will affect the integrity of an archaeological site, conditions will be imposed to ensure that a programme of archaeological investigations and recording takes place prior to the commencement of the development. Such conditions will be imposed as a matter of course in respect of proposals granted within areas of known archaeological importance, e.g. for all development permitted within the historic cores of Rochford and Rayleigh.

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POLICY BC6 – DEVELOPMENT AFFECTING REGIONAL, COUNTY & LOCAL ARCHAEOLOGICAL SITES In cases where archaeological sites and monuments of regional, county or local importance, and / or their settings, will be affected by a proposed development, they should be preserved in situ if at all possible, and conditions will be imposed on any permission granted to this end. In cases where preservation in situ is not possible or merited, conditions will be imposed to ensure that a programme of archaeological investigations and recording takes place prior to the commencement of the development. READING LIST AND USEFUL LINKS



DOCUMENTS Planning Policy Guidance Notes and Planning Policy Statements published by the Office of the Deputy Prime Minister Essex and Southend-on-Sea Replacement Structure Plan (2001) Essex Design Guide WEBSITES English Heritage - http://www.english-heritage.org.uk Department for Culture, Media & Sport - http://www.dcms.gov.uk/heritage/index.html Office of the Deputy Prime Minister - http://www.odpm.gov.uk Royal Town Planning Institute - http://www.rtpi.org.uk

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Chapter 8 Natural Resources

RDRLP


Natural Resources 128

CORPORATE OBJECTIVE The Council's vision is to make Rochford the place of choice in the County to live, work and visit. The following Rochford District Council (RDC) Principal Aims are relevant to the delivery of the planning objectives relating to the Natural Resources chapter of the Local Plan: • Work towards a safer and more caring community • Promote a green and sustainable environment • Encourage a thriving local economy • Improve the quality of life for people in our District • Maintain and enhance our local heritage PLANNING OBJECTIVES N1 To protect, conserve and enhance landscape character and

improve the quality of the landscape.

N2 To safeguard visually and historically important trees and woodland.

N3 To safeguard the best and most versatile agricultural land.

N4 To protect, conserve and enhance species, areas and features of nature conservation importance.

N5 To protect the rural undeveloped coastline.

N6 To reduce the risk of flooding of development.



INTRODUCTION 8.1 The Local Plan has a key role in the protection and enhancement of the district's

natural resources and its environment. The Local Planning Authority will endeavour to ensure that the district's landscape, historic character, trees, agricultural land, wildlife habitats, undeveloped coast and floodplain areas, and other natural resources are not adversely affected and in those cases where unavoidable changes are to take place, that measures are put in place to ensure impacts are kept to a minimum.

8.2 Sustainable development requires effective protection of the environment and

careful use of natural resources. It involves accommodating necessary change while maintaining and, where possible, enhancing the quality of the environment for visitors and local residents.

8.3 The countryside should be safeguarded for its own sake, as stated in PPG7, which

has been provided for in the policies of this chapter. There is a change of emphasis away from the notion of large tracts of locally designated areas as it has been recognised that this may unduly restrict acceptable development.

LANDSCAPE, TREES AND AGRICULTURAL LAND 8.4 In previous Local Plans, the Local Planning Authority has sought to protect and

enhance its rural landscapes by designating large tracts of land as Special Landscape Areas and Nature Conservation Zones.

8.5 However, the use of blanket designations does have its shortcomings, particularly

where these assume uniformity across large areas of countryside. Therefore, national planning guidance now promotes the preparation of landscape character assessments to distinguish the particular qualities of different parts of the countryside, the message being that development that harms the intrinsic qualities of a particular area should not be permitted.

8.6 The Local Planning Authority will carry out a landscape character assessment

(LCA) of the district, which will be incorporated into a Local Development Document. It is considered appropriate, in the absence of a comprehensive LCA, to maintain the District's three Special Landscape Areas in accordance with Policy NR4 of the Replacement Structure Plan.



8.7 The Local Planning Authority will seek throughout the landscape high standards of development, including the location, siting, design and materials used, as well as ensuring that the proposal will contribute to the enhancement or, where appropriate, improvement of the character of the area in which it is proposed. Tree planting and landscaping schemes using native species appropriate to their location will be an important part of new development.

SPECIAL LANDSCAPE AREAS 8.8 Special Landscape Areas (SLA) are areas of great landscape value resulting from a

combination of features such as vegetation cover and landform. Their conservation is important to the district as well as the county's natural heritage and there is a presumption against development unless it accords with the character of the area concerned. The three SLA's identified in the Rochford District are as follows:

i. Hockley Woods. This is a large unspoilt area, containing a complex of ancient

woodlands and farmland on undulating ground between Hockley and Southend-on-Sea;

ii. Upper Crouch. This area is based on the River Crouch and contains numerous creeks, mudflats and saltings on either shore. It is a slightly less remote version of other coastal marshes and is relatively treeless and unspoiled; AND

iii. The Crouch/Roach marshes. This consists of a large number of islands, creeks, and channels with salt marsh, mudflats, and drainage ditches predominating. Apart from the timber wharf and marina at Wallasea Island, the area is remote and undeveloped and supports a large bird population.

POLICY NR1 – SPECIAL LANDSCAPE AREAS Within the three Special Landscape Areas identified on the proposals map development will not be allowed unless its location, size, siting, design, materials and landscaping accord with the character of the area in which the development is proposed.



THE HISTORIC LANDSCAPE 8.9 In the early 1990s, the County Council identified a number of Areas of Ancient

Landscape, being landscapes containing significant assemblage of visible features of pre-1600 origin. The ancient landscape of the Upper Roach Valley (which also contains the ancient woodland, Hockley Woods) is so identified.

8.10 In addition, there are 14 ancient woodlands in Rochford District, defined by the

Nature Conservancy Council (now English Nature) as being woodlands over 2 hectares in size, known to have existed in 1600. These areas have evolved unique characteristics and qualities throughout the centuries and are vital for their scientific and amenity importance. The Council recognises that appropriate management is the key to their future success. The Council is committed to the Essex Biodiversity Action Plan objectives and targets relating to ancient woodlands, which seek to ensure that they are satisfactorily protected and managed.

POLICY NR2 – HISTORIC LANDSCAPE Within the areas of historic landscape development which would adversely affect the historic importance, existing landscape character or physical appearance of Ancient Woodlands or Ancient Landscapes as defined on the proposals map will not be permitted. Development which borders areas identified as Ancient Landscapes or Ancient Woodlands will be required to incorporate native natural buffering to mitigate against any potential damage both during construction and from subsequent use. TREE PROTECTION 8.11 Trees are fundamental to the landscape, particularly in urban areas. They provide

valuable visual and nature interest to the streetscape and often have a high wildlife value. The Council will serve Tree Preservation Orders (TPO's) on woodlands, groups and individual trees where they are considered to be at risk and where their removal would be considered to have an adverse effect on the local environment. Many trees in Conservation Areas are protected and intention to fell must be notified to the LPA.

8.12 Applicants should bear in mind that development involving buildings or any other

construction works, such as hard standings, foundations, drainage works and land level changes, in close proximity to trees can effect their viability.



8.13 The local planning authority states that use should be made of the current British Standard BS5837 Guide for trees in relation to construction which provides assistance on development close to existing trees.

8.14 Applications for planning permission which involve development or associated

works and which are in the vicinity of preserved trees must be accompanied by a statement of the arboricultural implications of development. This should be in the form of an arboricultural method statement showing how the development would be carried out so as to avoid any damage to trees, including full details demonstrating how the preserved tree(s) would be protected before, during and after development.

8.15 When the local authority considers that there is justification for the felling of a

preserved tree the planting of an appropriate replacement native species of provident seed will be required.

POLICY NR3 – TREE PROTECTION Development that adversely affects the amenity value or viability of individual trees, groups of trees or woodlands that are considered ancient or that form an important part of the landscape or townscape, will be refused. Applicants will provide an arboricultural method statement in all cases where a development proposal could affect a preserved tree(s). Proposals for development that would adversely affect the amenity value or viability of preserved trees will be refused. AGRICULTURAL LAND 8.16 The Council recognises that the best and most versatile agricultural land, defined as

Grades 1, 2 or 3A within the Agricultural Land Classification System as published by the Ministry of Agriculture, Fisheries and Food (MAFF) now the Department for Environment, Food and Rural Affairs (DEFRA), is a valuable natural resource for the future. More than 30% of the agricultural land in Rochford District is of Grades 1 and 2. The best land is found to the east of the settlements of Rochford and Ashingdon, between the Crouch estuary and the built-up areas of Southend-on-Sea, and between the settlements of Rochford and Hawkwell. It is important that, as a national resource, the best agricultural land is protected from permanent loss.

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NATURE CONSERVATION BIODIVERSITY 8.17 The Council is committed to the protection, promotion and enhancement of

biodiversity throughout the District. Biodiversity is the variety of living species on earth, including well known trees and animals to lesser known insects and plants and the habitats that they occupy. It is an essential component of sustainable development. In 1992 the UK signed the Convention on Biological Diversity which led to the production of the UK Biodiversity Action Plan. However, it is at the local level where the success of biodiversity depends.

8.18 The local framework is provided by the Essex Biodiversity Action Plan (BAP) which

includes a list of habitats and species where action can be focused. Rochford's BAP translates the Essex BAP into more local actions. In deciding applications for planning permission the Council will take into account the effects upon nature conservation regarding habitats and species identified in these Biodiversity Action Plans.

8.19 The Local Plan plays a key role in maintaining and enhancing biodiversity through

guiding how and where development occurs. The local planning authority will protect the biodiversity of the District through the implementation of its Local Plan policies and in-particular the range of policies in this chapter relating to protection of habitats, species and general wildlife interests.

8.20 Council will require adequate ecological information to be provided by developers

when submitting proposals for development on brownfield sites, or other sites thought to be of significance for nature conservation, where these are not already covered by an Environmental Impact Assessment. In the absence of adequate information forthcoming the Council will be expected to refuse such proposals.

8.20 Previously developed land can support a complex range of ecological niches that

are often absent from surrounding intensively managed urban or arable land such as the presence of patches of bare ground, the presence of significant amounts of dead wood or disused buildings which can attract a range of specialist plants and animals. Where development on previously developed land with nature conservation interest is permitted, the creation of compensatory habitat(s) will be expected under the provisions of the nature conservation policy suite.



8.21 Developers will be required to incorporate measures into the layout and design of their development schemes to facilitate and encourage biodiversity. This could be through or in addition to appropriately landscaped areas within the development site. The Council, where appropriate, will impose planning conditions or endeavour to enter into a planning obligation to secure management agreements to help sustain and enhance the ecological value of sites. It is recognised that it will not be possible to incorporate such measures into all development schemes, but it is anticipated that exceptions to the policy will be rare.

POLICY NR4 – BIODIVERSITY ON DEVELOPMENT SITES Applicants will be required to incorporate appropriate measures in development proposals to facilitate and encourage biodiversity. Measures will include the provision of features for the benefit of nature and landscape conservation, such as grassland, woodland, ponds and other aquatic features. INTERNATIONAL SITES 8.22 The Districts coast and estuaries are protected under international statutes and

obligations. RAMSAR SITES 8.23 Ramsar sites are named after an international conference held on wetland and

wildfowl conservation at Ramsar in Iran, in 1971. The Convention on Conservation Wetlands of International Importance was ratified by the UK Government in 1976. The UK accepted responsibility to promote the conservation of wetlands of international significance within its territory with respect to birds, plants and animals they support. Ramsar sites are notified based on a range of assessment criteria. The criteria for waterbirds state that a wetland should be considered internationally important if it regularly supports 20,000 or more waterbirds and/or if it regularly supports 1% of the individuals in a population of one species of waterbird. There are two listed Ramsar sites in Rochford District: Foulness and the Crouch and Roach Estuaries.

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SPECIAL PROTECTION AREAS (SPAS) 8.26 Special Protection Areas are designated specifically for their importance to wild

birds. Under the European Community Directive on the Conservation of Wild Birds adopted in April 1979, the UK Government is required to take special measures to conserve the habitats of rare or vulnerable species listed in the Directive and all regularly occurring migratory species. Member states are required to designate suitable areas as Special Protection Areas and to protect these areas from damaging development (see policy NR5). The boundaries of the SPA’s run landward down to the mean low water mark.

8.27 Rochford has two sites that have been confirmed as SPAs:

1. The Crouch and Roach Estuaries SPA qualifies under Article 4.2 of the EU Birds Directive by supporting:

• Internationally important assemblage of waterfowl (wildfowl and waders) • Internationally important populations of regularly occurring migratory species.

2. Foulness SPA qualifies under Article 4.1 of the EU Birds Directive by

supporting: • internationally important breeding populations of regularly occurring Annex 1

species: sandwich tern (Sterna sandvicensis), common tern (Sterna hirundo), little tern (Sterna albifrons) and avocet (Recurvirostera avosetta).

SPECIAL AREAS OF CONSERVATION 8.28 SAC’s are intended to protect natural habitat of European importance and the

habitats of threatened species of wildlife under Article 3 of the Habitats Directive (EC Council Directive on the Conservation of Natural Habitats and of Wild Fauna and Flora, 1992). Member states are required to designate suitable areas as Special Areas of Conservation and to protect these areas from damaging development.

8.29 The Essex Estuaries candidate SAC (cSAC) covers the whole of the Foulness and

Crouch and Roach Estuaries from the point of the highest astronomical tide out to sea. As such it relates to the seaward part of the coastal zone. The Essex Estuaries have been selected as a cSAC for the following habitat features:

• Pioneer saltmarsh • Cordgrass swards • Atlantic salt meadows • Mediterranean saltmarsh scrubs

• Estuaries • Intertidal mudflats and sandflats • Subtidal sandbanks



THE ESSEX ESTUARIES EUROPEAN MARINE SITE 8.30 Where a SPA or cSAC is continuously or intermittently covered by tidal waters, or

includes any part of the sea in or adjacent to the UK, the site is referred to as a European Marine Site. The marine components of the Essex SPAs and cSACs are being treated as a single European Marine Site called the Essex Estuaries Marine site (EEEMS). This extends along the coast from Jaywick near Clacton, to Shoeburyness near Southend-on-Sea and from the line of the highest astronomical tide out to sea. It includes the Maplin and Buxey Sands.

8.31 Effectively the whole of the District coastline is within the EEEMS, although

terrestrial parts of the SPAs (i.e. freshwater grazing marshes inside the sea walls) are not included as they occur above the highest astronomical tide.

8.32 Local authorities are “relevant authorities” under the Habitats Regulations and along

with other statutory authorities are responsible for the conservation and management of European Marine Sites. The District is represented on the management group of the Essex Estuaries Scheme of Management. The Management Scheme document will be a material consideration when considering proposals, which may impact on the European Marine Site.

THE CONSERVATION (NATURAL HABITATS ETC) REGULATIONS 8.33 The Conservation (Natural Habitats) Regulations 1994 places new responsibilities

on local authorities – that in the exercise of any of their functions, they are to have regard to the requirements of the Habitats Directives, so far as they may be affected by the exercise of those functions. These will have significant impacts on planning in the coastal zone. Every planning application which is likely to have a significant effect, either directly or indirectly on the cSAC, SPA or Ramsar sites needs to be assessed for its “in combination” effects and for its cumulative impacts. Whilst each individual case may not be harmful, the combined effects could be harmful to the European and internationally important sites. Therefore, individual proposals may be refused in order to avoid setting a precedent for further development.



POLICY NR5 – EUROPEAN & INTERNATIONAL SITES Proposals for development which may affect a Special Area of Conservation (either candidate or designated), Ramsar site or Special Protection Area will be subject to the most rigorous examination. Development not directly connected with or necessary to the management of the site, and which would have significant effects on the site (either singly or in combination with other plans and projects), and where it cannot be ascertained that the proposals would not adversely affect the integrity of the site, will not be permitted unless it can be clearly demonstrated that there is no alternative solution and that the development is necessary for imperative reasons of overriding public interest. NATIONAL SITES 8.34 Sites of Special Scientific Interest (SSSI's) are designated under the Wildlife and

Countryside Act 1981. English Nature has a duty to provide notification of these sites. The SSSI network includes some of the “best” semi-natural habitats including ancient woodlands, unimproved grasslands, coastal grazing marshes and other estuarine habitats.

8.35 There are three SSSI's within the Rochford District as follows:

i. Hockley Woods SSSI. A site predominantly owned by the District Council. The site is of national importance as an ancient woodland.

ii. Foulness SSSI. This comprises extensive sand-silt flats, saltmarsh, beaches, grazing marshes, rough grass and scrubland, covering the areas of Maplin Sands, part of Foulness Island plus adjacent creeks, islands and marshes. This is a site of national and international importance.

iii. Crouch and Roach Estuaries SSSI (previously known as River Crouch Marshes). This covers a network of sites (salt marsh, intertidal mud, grazing marsh, a fresh water reservoir) including Brandy Hole and Lion Creek, Paglesham Pool, Bridgemarsh Island and marshes near Upper Raypits. This site is of national and international importance.

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POLICY NR6 – SITES OF SPECIAL SCIENTIFIC INTEREST Proposals for development which is likely to have an adverse impact, either directly or indirectly, on a Site of Special Scientific Interest (SSSI) will not be permitted unless the justification for the development clearly outweighs the national nature conservation interest of the site. If there is risk of damage to a designated site from development the Local Planning Authority will endeavour to enter into a planning obligation with the developers to secure future site management or to make compensatory provision elsewhere for losses expected when development occurs. LOCAL NATURE RESERVES AND WILDLIFE SITES 8.36 Local Nature Reserves (LNR's) support wildlife and natural features that are

important at the local level. These sites provide opportunities for learning and enjoyment to local communities and are a valuable element of the hierarchical network of protective nature conservation designations across the district. The Council, under the provisions of the National Parks and Access to the Countryside Act 1949, will declare further Local Nature Reserves where considered appropriate. To date four LNR's have been declared:

i. Kendall Park (Hullbridge Foreshore). Declared by the Council in 1995. Managed

by Hullbridge Parish Council. ii. Hockley Woods. Declared by the Council in 1995. Managed by the District

Council. iii. Marylands Local Nature Reserve. Declared by the Council in January 2000.

Managed by Hockley Parish Council; and iv. Magnolia Nature Reserve. Declared by the Council in March 1999. Managed by

Hawkwell Parish Council. 8.37 An extension of the Southend on Sea Foreshore Local Nature Reserve into the

Rochford District to include the Maplin Bund is due to be declared. 8.38 In addition to these statutory sites Essex Wildlife Trust owns nature reserves at Lion

Creek and Lower Raypits, Canewdon. 8.39 Wildlife Sites (previously referred to as SINC's) are non-statutory sites of local

nature conservation importance. They are given protection by their inclusion in the Local Plan. The following sites lie within the district and can be found on the Proposals Maps:

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WOODLAND SITES Bartonhall Grove, Beckney Wood, Belchamps Camp (Hockley Woods), Bett's Wood, Blounts Wood, Buller's Grove, Cottons Wood, Folly Wood, Great Hawkwell New Wood, Great Hawkwell Plantation, Grove Woods, Gustedhall Wood, Hambro Hill Wood, Hockley Woods SSSI, Hockleyhall New Wood, Hockleyhall/Crabtree Woods, Hullbridge Wood, Hyde Wood, Kingley Wood, Marylands Wood, New England Wood, Plumberow Wood, Potash Wood, Primrose Wood, Rawreth-hall Wood, Sloppy Wood, The Finches EWT Nature Conservation Area, The Scrubs, Trinity Wood, Whitbred's Wood & Winks Wood Complex. GRASSLAND SITES A127 Special Roadside Verge, Butler's Farm Field, Edwards Hall Fields, Great Wakering Common, Mucking Hall Marsh, Sutton Ford Bridge Pasture & The Dome Grasslands. MOSAIC SITES Blounts Mosaic, Creeksea Road Pits, Doggetts Pond, Eastwood Rise Lake, Rouncefall and Magnolia Fields & Star Lane Pits. FRESHWATER AQUATIC SITES Butts Hill Pond EWT Nature Conservation Area & Stannetts Lake and Creek. COASTAL SITES Brandy Hole Marsh Extension, Canewdon Special Roadside Verge, Foulness SSSI Lion Creek Seawall EWT Reserve, Lower Raypits Farm Seawall/Saltings part of EWT Reserve, Paglesham Seawall, River Crouch Marshes SSSI & Wallasea Seawall. POLICY NR7 – LOCAL NATURE RESERVES & WILDLIFE SITES Proposals for development which will adversely affect areas identified as Local Nature Reserves, Wildlife Sites or Regionally Important Geological Sites, will not be permitted unless it can be demonstrated that the justification for the proposal clearly outweighs the need to safeguard the nature conservation value of the site. In cases where justification for a development proposal clearly outweighs the need to safeguard the nature conservation value of the site, compensation may be provided for within or close to the development site, but when this is not possible, elsewhere in the plan area. Development will not be permitted where such agreements cannot be secured, through legal agreements, or planning conditions.



OTHER FEATURES OF NATURE CONSERVATION INTEREST 8.40 Features such as ponds, hedgerows and tree belts have a vital role to play both in

supporting biodiversity and contributing to the quality and appearance of the local environment. Some important hedgerows are also protected by the Hedgerow Regulations. The Council will require developers to integrate existing features such as these into development schemes and to provide replacement features, using appropriate native species, in cases where the removal of existing features proves unavoidable.

POLICY NR8 – OTHER LANDSCAPE FEATURES OF IMPORTANCE FOR NATURE CONSERVATION When considering proposals for development the Local Planning Authority will protect the following landscape features, which are of importance for wild fauna and flora from loss or damage: i. Hedgerows ii. Linear tree belts iii. Plantations and woodlands iv. Semi-natural grasslands v. Marshes vi. Watercourses vii. Reservoirs viii. Lakes ix. Ponds x. Networks or patterns of other locally important habitats Development which would adversely affect, directly or indirectly, the landscape features listed above 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. Appropriate management of these features will be encouraged through the imposition of conditions on planning permissions where appropriate and/or the completion of a legal agreement to secure the provision of a replacement feature of equivalent value, and to ensure the future management thereof.



SPECIES PROTECTION 8.41 Certain species of plants and animals, including bats, badgers, the common lizard,

great crested newt and slow worm, are statutorily protected by national and international legislation. The presence of a protected species is a material consideration in the determination of planning applications. English Nature is the authority responsible for providing advice on protected species and for licensing survey work, species management and translocation schemes.

8.42 Nature conservation bodies, such as the Essex Wildlife Trust and the Essex

Amphibian and Reptile Group will also be consulted, where appropriate, to obtain detailed advice and guidance on protected species.

8.43 Where it is evident that a proposal could effect a protected species, the local

planning authority will require that a satisfactory ecological survey of the site, as agreed by English Nature, be carried out to allow proper consideration of the proposal. Any permission granted will be subject to conditions and / or a legal agreement setting out measures required to mitigate the impact of the proposed development.

POLICY NR9 – SPECIES PROTECTION Planning permission will not be granted for development likely to cause harm to species protected under English and/or European Law. Development will not be permitted unless it can be demonstrated that the justification for the proposal clearly outweighs the need to safeguard the nature conservation value of the species or its habitat. In such cases the local planning authority will impose conditions and/or seek the completion of a legal agreement in order to: i. secure the protection of individual members of the species; ii. minimise the disturbance to the species; and iii. provide adequate alternative habitats to sustain at least the current levels of

population.

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FLOOD RISK AND THE COAST 8.44 Development opportunities on the undeveloped coastline are limited by physical

circumstances, such as risk of flooding, erosion and land instability and by stringent conservation policies.

8.45 It has long been the policy of the local authority to promote the control of

development along the coast and estuaries due to the fact that the coast is an irreplaceable natural resource. The District's coast and estuaries are of great importance recognised through national and international designations for their wildlife and natural habitats.

COASTAL PROTECTION BELT 8.46 The Coastal Protection Subject Plan, a statutory plan adopted in 1984, defined the

extent of the coastal areas within Essex where there would be the most stringent restriction on development, due to the special character of the open and undeveloped coast. Policy CC1 of the Essex and Southend-on-Sea Replacement Structure Plan embodies the commitment to the Coastal Protection Belt.

8.47 Views of the coast, across river valleys and from one part of the boundary to

another are important elements of the Coastal Protection Belt, and largely contributed to the drawing up of the boundary, demonstrating the coastal character of the whole area.

8.48 In considering the rural and undeveloped areas of coastline within the identified

Coastal Protection Belt the Local Planning Authority will apply the following policy: POLICY NR10 – COASTAL PROTECTION BELT Within the Coastal Protection Belt priority will be given to the protection of the rural and undeveloped coastline. Applications for development will not be granted planning permission unless it can be shown that the development would not adversely affect the open and rural character of the coastline, or its historic features, wildlife or geological features.

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FLOOD RISK 8.49 Flood risk is a material planning consideration. Any new development in flood risk

areas must have the aim of reducing the risk to life of flooding. 8.50 The responsibility for ensuring the safe and secure development of a site lies with

the developer of the site. The local planning authority will require the applicant for any scheme within flood risk areas to provide a relevant flood-risk assessment evaluating whether the scheme is likely to be affected by flooding and whether it will increase flood risk elsewhere, as well as demonstrating appropriate mitigation and management measures. Appendix F of PPG25 provides guidance on carrying out a flood risk assessment.

8.51 The advice of the Environment Agency, who have the lead role in advice on flood

issues, will be sought in considering development proposals within and adjoining flood risk areas to ensure that any further development does not cause or add to existing flood risk.

8.52 A series of floodplain maps are produced by the Environment Agency. The LPA has

produced maps, taking advice from the Environment Agency, showing the flood risk areas considered to be developed, sparsely developed and undeveloped, and functional floodplain, to which the policy below applies. The floodplain maps are indicative only and do not distinguish between the defended and undefended flood risk areas. It should be noted that where flood risk areas are proven to be defended, these are areas where flood defences reduce, not remove, the risk of flooding.

8.53 PPG25 emphasises the need to apply the 'precautionary principle', which

acknowledges the uncertainty of flood estimation. Local planning authorities are asked to take into account whether there is potential for the development to be at risk of flooding in the future.

8.54 Developers, in submitting applications for development, must demonstrate to the

LPA that there are no suitable development options in locations which are considered to be at lower-risk. In cases where the LPA in consultation with the Environment Agency consider that there is no other reasonable option available Policy NR11 will come into full effect. The policy is intended to provide a framework that will ensure that any further development in flood risk areas will not cause or add to existing flood risk.



POLICY NR11 – DEVELOPMENT WITHIN FLOOD RISK AREAS Applications for development within flood risk areas will be accompanied by full flood risk assessments to enable the Local Planning Authority to properly consider the level of risk posed to the proposed development throughout its lifetime, and the effectiveness of flood mitigation and management measures. Within developed areas of a flood risk area development may be permitted, subject to the conclusions of the flood risk assessment and the suitability of the flood mitigation and management measures recommended therein. Within sparsely developed and undeveloped areas of a flood risk area, commercial, industrial and new residential development will not be permitted except in exceptional cases. Other applications (including applications for the replacement of existing dwellings on a one-for-one basis) will be considered on their merits, having regard to the conclusions of the flood risk assessment and the suitability of the flood mitigation and management measures recommended therein. Within the functional floodplain buildings will not be permitted except in wholly exceptional cases. Other applications will be considered on their merits, having regard to the conclusions of the flood risk assessment and the suitability of the flood mitigation and management measures recommended therein. 8.55 The 1988 Local Plan saw the introduction of a policy permitting in principle further

permanent residential properties in the riverside settlement of Kingsmans Farm Road, which was also continued in the 1995 First Review Local Plan. However, since then the Environment Agency has identified inadequacies in the defences protecting the existing properties. This led to a planning application in 2001 for tidal defence improvement works in order to meet the minimum standard required for this particular area. The settlement is defined in line with Table 1 of PPG25, as being High risk / Sparsely developed. The proposed defences will not be to the necessary standard as to allow for further residential development, as advocated in the recently published PPG25.

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SUSTAINABLE DRAINAGE SYSTEMS 8.56 Surface water run off from new development can also lead to an increased risk of

flooding. Where it is understood that any proposal will increase the flood risk the LPA will require the developer to provide a flood risk assessment to consider the level of risk posed and the intended mitigation and management measures. The LPA will also seek to ensure that development does not adversely affect the water catchments of existing watercourses.

8.57 Sustainable drainage systems can help to reduce flooding by controlling surface

water run-off as close to the source as possible, before the water enters the watercourse. Such systems can also protect water resources and improve wildlife interests of developments.

8.58 There are a number of sustainable drainage options available, such as grass

swales, detention or retention ponds and porous paving surfaces, some that can be implemented at all scales and others more suitable for larger sites.

8.59 Such measures should be employed at all available opportunities and incorporated

into development schemes in consultation with the Environment Agency, Local Planning Authority and Local Highway Authority at the earliest possible stage.

POLICY NR12 – SUSTAINABLE DRAINAGE SYSTEMS In cases where there is a perceived risk of flooding from surface water run-off arising from the development, the local planning authority will require the submission of a flood risk assessment in order to properly consider the proposal. The assessment must include details of sustainable drainage systems to be incorporated in the development to ensure that any risk of flooding is not increased by surface water runoff arising therefrom.

CREATION OF INTERTIDAL HABITATS 8.60 The coast is a place of dynamic change. The sea has created much of the valued

landscape and ecology of the coast. However sea levels are rising and land is sinking. This along with man made fixed sea defences can and have resulted in loss of valued intertidal habitats, that of saltmarsh and mud flats, which once existed on the water side of these defences.

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8.61 The LPA will support the (re-)creation of coastal habitats provided that there will be a clear public benefit such as making a contribution to the achievement of Government biodiversity targets. One way to re-create coastal habitats is by allowing sections of the sea wall, which have been identified as having no economic justification for continued maintenance, to be breached by the sea through a process often referred to as managed realignment.

8.62 The Environment Agency, who have a regulatory and supervisory duty for flood

defence matters recognise that there are sea walls where managed realignment schemes could be a possibility as shown in their report Essex Sea Wall Management (1998).

8.63 The Environment Agency is developing an Estuary Flood Management Strategy for

the Rivers Roach and Crouch. This Flood Management Strategy Plan will identify the most socio-economic, hydrodynamic and environmentally sustainable means of providing flood management measures throughout the estuary as a whole, whilst also ensuring that the legal obligations to protect and enhance protected environmental sites and habitats are met.

8.64 This will involve changes to some flood defence strategies including the

incorporation of managed realignment in order to reduce pressures on higher priority defences elsewhere in the estuary. Any proposals to modify flood defences, including maintenance, should be considered in the light of the Estuary Flood Management Strategy. It should be noted that any such proposals are likely to require planning consent and detailed consideration in accordance with the Habitats Directive.

8.65 The managed realignment of sea defences would lead to the loss of other land

types, which could include agricultural land or other habitats. The Council will take into consideration the retention of the best and most versatile agricultural land and also the nature conservation value of the land in accordance with Policies NR4 to NR9 (inclusive).

8.66 The Essex Biodiversity Action Plan identifies the habitat of eelgrass beds, a species

of intertidal mudflats, and includes the target of no net loss of this habitat. The only way to achieve this in the local area is by creating new intertidal habitats which is a long term process but if the issue is not addressed losses will continue at the high rates that have been experienced over the past.



8.67 Significant changes to the coastline are not to be taken lightly and the involvement of English Nature and the Environment Agency, together with local nature organisations such as the Essex Wildlife Trust, will be a key part of the process. Much of the coastline is a public right of way and as such the Public rights of Way team at Essex County Council will also need to be involved.

POLICY NR13 – CREATION OF INTERTIDAL HABITATS The creation of new intertidal habitats will be permitted provided it can be demonstrated through consultation with the appropriate bodies that the benefits of the proposed new habitats clearly outweigh the resultant loss of other natural habitats, agricultural or other land. READING LIST AND USEFUL LINKS 8.68 In preparing the policies and proposals in this chapter of the local plan account has


DOCUMENTS Planning Policy Guidance Notes and Planning Policy Statements published by the Office of the Deputy Prime Minister Essex and Southend-on-Sea Replacement Structure Plan (2001) Essex Biodiversity Action Plan (1999) Rochford Biodiversity Action Plan (2000) WEBSITES Countryside Agency - http://www.countryside.gov.uk English Nature - http://www.english-nature.org.uk Environment Agency - http://www.environment-agency.gov.uk Essex Estuaries European Marine Site - http://www.essexestuaries.org.uk Essex Wildlife Trust - http://www.essexwt.org.uk Office of the Deputy Prime Minister - http://www.odpm.gov.uk RAMSAR Treaty - http://www.ramsar.org Royal Town Planning Institute - http://www.rtpi.org.uk


Chapter 9 Shopping, Town Centres & Advertisements RDRLP


Shopping, Advertisements & Town Centres 148

CORPORATE OBJECTIVE The Council's vision is to make Rochford the place of choice in the County to live, work and visit. The following Rochford District Council (RDC) Principal Aims are relevant to the delivery of the planning objectives relating to the Shopping, Advertisements & Town Centres chapter of the Local Plan: • Work towards a safer and more caring community • Promote a green and sustainable environment • Encourage a thriving local economy • Improve the quality of life for people in our District • Maintain and enhance our local heritage PLANNING OBJECTIVES S1 To define a hierarchy of shopping areas within which policies will operate

to safeguard the main areas and control changes of use in the smaller areas.

S2 To provide a statement of land use policies and proposals for the town centres of Rayleigh, Hockley, and Rochford.

S3 To ensure the protection and enhancement of the vitality and viability of the shopping centres within the Plan area.

S4 To prevent the intrusion of further non-retail uses into defined primary shopping frontage areas and to maintain the economic viability of the shopping centres.

S5 To maintain adequate car parking facilities in the town centres to meet anticipated demand for both long and short stay parking.

S6 To encourage the retention and enhancement of areas of good townscape and to secure an improvement in the quality of advertisements and shop fronts.

S7 To ensure appropriate types of advertisement throughout the district.



SHOPPING AND TOWN CENTRES 9.1 There are three Town Centres in the District: Rayleigh, Rochford and Hockley.

Rayleigh provides the most comprehensive range of facilities and is defined in the Replacement Structure Plan as a Principal Town Centre, however neither it nor Rochford or Hockley provides a major food superstore.

9.2 The Council commissioned a retail study in 1999, which identified a significant

leakage of expenditure from the District. This is not surprising given the proximity of the Sub-Regional Town Centres of Southend-on-Sea, Basildon, Chelmsford and Lakeside for comparison goods, and the existence of a number of food superstores just outside the District's boundaries for convenience goods.

9.3 The Council is committed to maintaining the viability and vitality of the District's town

centres and reducing the amount of expenditure leakage where possible. To this end, the Local Planning Authority will expect any new retail development (other than local facilities to meet day-to-day needs) to be within the designated town centre boundaries, and meet the criteria of Policy SAT1, below. A specific site has been identified for a large food store in Rochford town centre. This is the subject of an additional policy, SAT2.

9.4 The Thames Gateway South East Partnership, in which the local authority is an

active player, was launched in September 2001. It then issued a Vision Statement1, which broke the partnership area into three distinct local authority areas. Southend and Rochford were joined to provide a focus on culture and education. The Vision has been undated by the more recent document Delivering the future2. This states that the key priorities for Rochford are:

1 A Vision for the Future (2001), Thames Gateway South Essex 2 Delivering the future (2003), Thames Gateway South Essex



In the context of the Thames Gateway South Essex, the key priorities include: • With Southend Borough Council, resolving the future of London Southend

Airport and its environs • Developing and extending the green grid concept across the District and, in

particular, in association with the development and expansion of Cherry Orchard Jubilee Country Park

• Promoting the leisure and tourism potential of the District and securing new hotel provision in the area

• Promoting the enhancement of Rochford Town as a centre for ‘Arts and Crafts’ • Conserving and enhancing the District’s heritage, particularly in the centers of

Rochford and Rayleigh • Enhancing rail/bus interchange facilities across the District • Securing high value-added employment 9.5 Having taken on board the proposals put forward, there is scope for Rochford to re-

brand itself as an Arts and Crafts centre. The local planning authority has taken this Vision Statement on board and therefore will support applications that seek to strengthen the role of the town as an arts and craft centre, where this is compatible and concordant with other plan policies.

9.6 Clearly to be attractive to shoppers, town centres need not only to offer an enticing

range of shops but also a pleasant environment in which to shop. The Council is committed to maintaining the character and attractiveness of its town centres and, indeed, has carried out significant enhancements to Rayleigh town centre in recent years, in conjunction with the Town Council. Enhancement works are also planned for Rochford and Hockley town centres. Besides Council initiatives, the Local Planning Authority needs to control the provision of advertisements and street furniture that can, if left unchecked, seriously affect the character of an area. Policies covering these issues can be found later in this chapter.



POLICY SAT1 – NEW RETAIL, COMMERCIAL & LEISURE DEVELOPMENT The Local Planning Authority shall adopt a sequential approach to consider the suitability of proposals for retail, commercial, public offices, entertainment, leisure and other such proposals. The preferred location for such proposals shall be within the Town Centre boundaries of Rayleigh, Rochford and Hockley, indicated on the Proposal Maps, followed by edge-of-centre sites, district and local centres, and out-of-centre sites. Having demonstrated a need for any retail development proposals, applications for retail and other such development as covered by this policy outside a town centre, will be determined having regard to the following factors: i. The availability of any alternative site or sites (whether allocated for the

proposed use, or otherwise) within a Town Centre. Applicants must be flexible in terms of format, design and scale of their development;

ii. the quantitative and qualitative need for the amount of floorspace proposed; iii. the likely impact of the development on the vitality and viability of existing

town centres, including the evening economy, and on the rural economy; iv. the accessibility of the application site by a choice of means of transport; v. the likely effect of the proposal on overall travel patterns and car use; and vi. the likely harm of the proposal to the foregoing strategy. POLICY SAT 2 – DISTRICT & LOCAL SHOPPING CENTRES & SHOPS In the urban areas outside the town centres of Rayleigh, Hockley and Rochford new retail development will be permitted if: i. The proposals is within or adjacent to an established local shopping centre; ii. The proposal will serve an identifiable local need; iii. It is of a size appropriate to the scale and character of the centre; iv. It would not adversely affect the vitality and viability of the centre or other

centres; v. It would be readily accessible by public transport, bicycle or on foot.



ROCHFORD FOODSTORE 9.7 The need for a large food store has long been identified in Rochford, given the

modest facilities that currently exist, and a site for such a store was allocated to the North of the Market Square in the Rochford District Local Plan First Review. However, although a number of operators have expressed an interest in the site over the years, as yet no application to develop it has been submitted.

9.8 The primary objective of the Council's retail study carried out in 1999 was to

ascertain the size of food store the town could realistically support and to consider whether the provision of such a store posed a threat or an opportunity to existing retailers in the town. The study concluded that the town could support a food store of a maximum of 1,862sq.m (20,000sq.ft) gross, and that such a store would enhance the viability of the town centre provided that it did not include service facilities found elsewhere in the town centre, for example, a post office or pharmacy.

9.9 Since the completion of the retail study, land immediately to the North of the site

allocated in the First Review has become available, and forms part of the food store allocation within this Plan. It is considered that the enlarged site offers more scope in terms of layout and design, as well as the opportunity to include other uses that might be beneficially linked to such a development. For example, the County Council has been seeking to provide an enlarged library for some years and such a facility could usefully form part of such a development.

POLICY SAT3 – ROCHFORD FOODSTORE The Local Planning Authority will assess proposals for a retail food store and associated mixed use development, including a new library, on the allocated site north of Market Square, Rochford against the following criteria: i. the proposal should exhibit a high standard of design, and utilise materials

appropriate to this sensitive town centre location within a conservation area; ii. car parking should be provided in accordance with the standards set out in

Policy TP8; iii. the proposal should make satisfactory provision for access, parking and

servicing arrangements, with servicing to take place solely via Roche Close; iv. the proposal should be accompanied by detailed hard and soft landscaping

and lighting schemes for the site and the accesses to it, particularly to ensure close integration of the site with the Market Square; and

v. the provision of a pedestrian link to the Market Square should be an essential and integral part of the proposal.

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NON-RETAIL USES IN PRIMARY AND SECONDARY SHOPPING FRONTAGE AREAS 9.10 To ensure the vitality and long term viability of a Town Centre, it is crucial that it has

at its core a predominance of attractive retail uses. Whilst a proportion of non-retail uses (e.g. banks, building societies, restaurants and pubs) will complement a shopping centre, long stretches of 'dead' non-retail frontage and a high percentage of non-retail uses throughout the centre will destroy its synergy. The Local Planning Authority will produce a Supplement Planning Document detailing the frontages and properties covered by Policies SAT4 and SAT5.

9.11 Policies SAT4 and SAT5 seek to strike the right balance between retail and non-

retail uses in Town Centre Primary (main) and Secondary (support) Shopping Frontage Areas. As a guide, the Local Planning Authority expect 75% of the total Primary Shopping Frontage Areas of each Town Centre and 50% of the total Secondary Shopping Frontage Areas of each Town Centre to remain in retail use. However, it is important to note that Town Centres are dynamic environments and that the 'right balance between retail and non-retail uses' shifts as consumer preferences and markets change. These percentages should not, therefore, be used too prescriptively.

9.12 In individual cases in which A2, A3, A4, A5, sui generis or B1 uses are proposed for

ground floor locations in shopping frontages the Council will have regard to the appropriateness of the use and the uses already present in the frontage. In general, the Council would not permit in the Primary Shopping Frontages more than 30% to be occupied by non-A1 uses or three or more such uses to be established in adjacent shop type units. In Secondary Frontages this proportion should be 45% and the proposal not lead to or add to a concentration of non-A1 uses in an individual frontage or parade.

9.13 There may be cases where units lie vacant for a considerable time, despite the best

endeavours of agents to re-let or sell them for retail use. If there is, in reality, no demand for that particular retail unit, the use of the unit for an alternative use might be considered better for the health of the town centre as a whole than for the unit to remain empty for a further and indeterminate period.



9.14 It is also recognised that a number of new uses have become popular since the publication of the Use Classes Order in 1987 which are entirely appropriate with modern primary or secondary shopping frontage areas, although they may not easily be 'pigeonholed' by the existing Order. Applications for such uses (e.g. internet cafes, beauty salons, etc.) will be considered on their merits having regard to the policies set out below.

9.15 The policies also seek to lessen the effect of dead frontage by requiring that

premises in non-retail use continue to use shop windows for display purposes, and to ensure that proposals would not result in the loss of any independent means of accessing the building's upper floors, so preventing their beneficial use as self-contained living accommodation, or for other appropriate purposes. A policy covering the use of the upper floors of shops and other commercial uses as self-contained living accommodation can be found in Policy HP17 within the Housing chapter.

POLICY SAT4 – NON-RETAIL USES WITHIN PRIMARY SHOPPING FRONTAGE AREAS Within the Primary Shopping Frontage Areas of Rayleigh, Rochford and Hockley defined on the Town Centre Proposals Maps, the change of use of the ground floor of premises to non-retail use will be permitted provided that all of the following criteria are met: i. the use proposed would be appropriate within a Primary Shopping Frontage

Area, and would support its vitality and viability; ii. the proposal would not result in an over-concentration of non-retail uses in

part of the Primary Shopping Frontage Area; iii. the proposal would not result in the undue dominance of non-retail uses in

the Primary Shopping Frontage Area as a whole; iv. the proposal would not result in the removal of any independent means of

accessing the upper floor(s) of the premises or otherwise prevent an effective use being made of the upper floor(s); and

v. where the proposal relates to a premises with an existing shopfront, the shop window would continue to be used for display purposes.



POLICY SAT5 – NON-RETAIL USES WITHIN SECONDARY SHOPPING FRONTAGE AREAS Within the Secondary Shopping Frontage Areas of Rayleigh, Rochford and Hockley defined on the Town Centre Proposals Maps, the change of use of the ground floor of premises to non-retail use will be permitted provided that all of the following criteria are met: i. the use proposed would be appropriate within a Secondary Shopping

Frontage Area, and would support its vitality and viability; ii. the proposal would not result in an over-concentration of non-retail uses in

part of the Secondary Shopping Frontage Area; iii. the proposal would not result in the undue dominance of non-retail uses in

the Secondary Shopping Frontage Area as a whole; iv. the proposal would not result in the removal of any independent means of

accessing the upper floor(s) of the premises or otherwise prevent an effective use being made of the upper floor(s); and

v. where the proposal relates to a premises with an existing shopfront, the shop window would continue to be used for display purposes.

NEIGHBOURHOOD AND VILLAGE SHOPS 9.16 A great many shops and services are scattered throughout residential areas in the

District's towns and villages. These perform a vital role in providing convenience goods and services to meet people's day-to-day needs. The location of such units within residential areas means that they can be easily reached on foot, and so meet sustainability objectives. The loss of such units inevitably means that residents need to travel further to find alternative facilities, and would be more likely to drive to them. The protection of local shops and facilities is, thus, crucial to sustainability. Local facilities also provide a lifeline for those without access to public transport, or with mobility problems.

9.17 The Local Planning Authority is committed to retaining existing retail units, except in

cases where a lack of demand for the unit can be demonstrated. In such cases, the change of use of the premises to a use that would provide a similar service to local residents may be permitted, subject to the criteria set out below. Amongst other things, it will be necessary to consider whether the new use will be compatible with its location close to residential properties, hot food takeaways being a case in point.



9.18 In previous Local Plans, certain local shopping parades have been identified on Proposals Maps. It is recognised, however, that individual shops spread throughout a neighbourhood, or along a particular street, perform the same function as a parade, and should be subject to the same planning considerations. The policy below relates to all existing shops lying outside the designated Town Centres, but within the boundaries of settlements defined on the Proposals Maps. The Local Planning Authority's policy stance regarding the provision of new retail uses in rural areas (including farm shops) is covered by Policy R10 in the Rural Issues chapter.

POLICY SAT6 – NEIGHBOURHOOD & VILLAGE SHOPS Outside the Town Centres, the change of use of the ground floor of existing retail premises to non-retail use will only be permitted if all of the following criteria are met: i. the loss of the retail unit is justified because the unit has been vacant for a

period of 12 months (minimum) or because the existing use is not financially viable. In either case, applicants should be able to demonstrate that all reasonable attempts have been made to sell/let the premises for retail use, but without success;

ii. the use proposed would serve the day-to-day needs of local residents; iii. the use proposed would not reduce the quality of life of residents living in the

immediate vicinity of the premises, by virtue of noise, disturbance, cooking smells, litter or other factors;

iv. the proposal would not result in the removal of any independent means of accessing the upper floor(s) of the premises or otherwise prevent an effective use being made of the upper floor(s); and

v. where the proposal relates to premises with an existing shopfront, the shop window would continue to be used for display purposes.



SERVICING 9.19 The provision of off-street servicing and parking facilities in the Town Centres is

essential to make them safe and attractive places for shoppers. Such facilities should be an integral part of all proposals for development/redevelopment within the Town Centres.

POLICY SAT7 – SERVICING The Local Planning Authority will require the provision of off-street servicing in all proposals for new development within Town Centres and will encourage the provision of new or improved off-street servicing facilities as opportunities arise. SHOPFRONTS: DESIGN AND SECURITY 9.20 The design of shop fronts is a key element in establishing the character and identity

of the shopping centres. Present day trends are towards wider frontages with large plate glass windows, deep fascias and corporate house styles all bearing little relationship to the scale and character of the buildings in which they are constructed. To achieve an improvement in the visual character of the town centres and local shopping parades, particularly those which are in the conservation areas, it is essential that new shop fronts have regard to the scale and character of the existing street scene.

9.21 The use of glazing bars to give a small domestic scale is preferable to large areas

of plate glass, and fascias should have regard to changes in elevational details in terms of their length and depth. In new developments shop fronts should be conceived as part of the overall design. Permission for the modernisation of historic shop fronts which are part of listed buildings will be refused. In other cases, it is expected that historic shop fronts will normally be retained, particularly within the conservation areas.

9.22 A further trend in recent years has been the provision of metal security shutters and

grilles. These are usually of unattractive and forbidding appearance, and greatly detract from the character of the building to which they are fitted, as well as the general area. Shutters can also totally change the character and feel of an area, giving the impression that an area is prone to crime, when actually it is not - and can, according to some studies, actually lead to a rise in crime levels. For these reasons, the Local Planning Authority is generally opposed to the provision of metal roller shutters and grilles.



9.23 Detailed guidance on shopfronts, from both a design and a security perspective, can be found in LPSPD4, and in the Built Conservation chapter of this plan.

POLICY SAT8 – SHOPFRONTS: DESIGN & SECURITY Shopfronts should be designed to complement the style and proportions of the affected building, and to those adjoining it. Shopfront designs should also incorporate any features necessary to ensure the security of the premises, and its contents. Planning permission for the installation of external roller shutters or grilles will only be granted where these do not cause an adverse impact on the appearance of the building to which they are to be attached or its locality. Where, exceptionally, shutters or grilles are permitted, they should comply with the guidance of LPSPD6. ADVERTISEMENTS 9.24 It is acknowledged that the purpose of advertisements is to attract attention.

However, advertisements of garish design, inappropriate materials or excessive illumination can be detrimental not just to the appearance of the building on which they are displayed but also to the character of the wider area. Moreover, a profusion of advertising material on any one building or site, or in any one street scene, can lead to a feeling of clutter and confusion. Thus, when considering advertisements, a balance needs to be struck between the needs of a business to advertise its presence and the need to ensure that the signage would not adversely affect the visual amenities of the area.

9.25 When considering advertisements, the Local Planning Authority will have regard to

their size, materials, design and illumination, together with their relationship to the building on which they are to be displayed. Illuminated signs will also be assessed to ensure that they would not dazzle drivers, and so constitute a road safety hazard.

9.26 To avoid a proliferation of advertisements on one property, where the upper floors

of buildings are separately let for business purposes, simple lettering, either on a screen behind the window or on the windowpanes themselves, should be used in lieu of additional fascia or projecting signs. Similar control will be exercised in respect of petrol filling stations, garden centres and other uses that can, typically, attract a number of advertisements.



9.27 The conservation areas are particularly sensitive to the style of advertising used on shops and businesses. The use of internally illuminated fascia or projecting box signs should be avoided since they detract from the appearance of individual buildings and the character of the surrounding area.

9.28 The Local Planning Authority will carry out a regular review of advertisements,

particularly within the conservation areas. If it is considered that damage is being caused to the visual appearance of an area, and following consultation with local trade and amenity organisations, the local planning authority will consider making an Area of Special Control Order for approval by the Secretary of State under the provisions of the Town and Country Planning (Control of Advertisements) Regulations 1992.

POLICY SAT9 – ADVERTISEMENTS: GENERAL DISTRICT-WIDE POLICY Advertisements should be designed and sited such that they relate to the character of the buildings on which they are displayed as well as the surrounding area. Regard will be had to the location, size, materials, design, intensity of illumination and relationship with the buildings to which they are attached. POLICY SAT10 – ADVERTISEMENTS WITHIN CONSERVATION AREAS Within Conservation Areas the use of internally illuminated fascias and projecting box signs will not be permitted. Where illuminated signs are exceptionally permitted illumination shall take the form of spot lighting of hanging signs or other discreet forms of lighting. Traditional wooden, painted fascias and hanging signs will be preferred to coloured plastic fascias and boxes. POLICY SAT11- ADVERTISEMENTS: VISUAL CLUTTER The Local Planning Authority will exercise strict control to prevent a proliferation of advertisements on any one building or site.





DOCUMENTS Planning Policy Guidance Notes and Planning Policy Statements published by the Office of the Deputy Prime Minister WEBSITES Office of the Deputy Prime Minister - http://www.odpm.gov.uk Royal Town Planning Institute - http://www.rtpi.org.uk


Chapter 10 Utilities, Healthcare & Social Services RDRLP


Utilities, Health & Social Services 161

CORPORATE OBJECTIVE The Council's vision is to make Rochford the place of choice in the County to live, work and visit. The following Rochford District Council (RDC) Principal Aims are relevant to the delivery of the planning objectives relating to the Utilities, Health & Social Services chapter of the Local Plan: • Provide quality, cost effective services • Work towards a safer and more caring community • Promote a green and sustainable environment • Encourage a thriving local economy • Improve the quality of life for people in our District • Maintain and enhance our local heritage PLANNING OBJECTIVES U1 To ensure that public utility provision can meet the needs of residents

without causing harm to the environment.

U2 To assess the needs of public utility providers and to ensure that appropriate allocations are made through the local plan.

U3 To ensure that foul water disposal is appropriate and that new development follows the guidance laid out in Circular 3/99.

U4 To meet the needs of renewable energy generators that are appropriate to the needs of residents and the character of the district.

U5 To ensure services and education and healthcare facilities are accessible to all and that appropriate allocations are made in the local plan.



INTRODUCTION 10.1 The local plan sets out the strategy for the development of the District until the year

2011 and the policies and proposals are designed to achieve the objectives of the plan. The Council's liaison with other local authorities and the public sector will impact upon the provision of infrastructure and services. Many utility providers have permitted development rights afforded to them by the General Permitted Development Order1, whilst other development proposals will enter the mainstream development control system.

WATER - SUPPLY

10.2 The Essex Supply Zone is already in deficit, as more water is required than is available within the county. However, because of water transfer schemes and leakage and water use minimisation, the Essex and Suffolk Water Company foresee no major problems concerning the provision of supply to the new sites included in the Local Plan for housing and industrial development, as these are located in existing developed areas. However, there may need to be reinforcement of the network to ensure that there is no adverse effect on existing customers.

10.3 At the time of the First Review there were problems with reservoir levels due to low

rainfall resulting in restrictions on water usage. However, changing weather patterns since the mid-1990s have led to the recharging of groundwater supplies and reservoirs and this, coupled to less water wastage have alleviated the need for restrictions.

10.4 However, changing weather patterns only affect the short-term availability of water

and cannot be guaranteed to have a beneficial effect. Therefore consideration will be given to all measures that would ensure a continuous and plentiful water supply. The Essex and Suffolk Water Company foresees no requirements for new or extended sites or land during the plan period.

10.5 Developers must consider the implications of their development on water supply

and should consult with suppliers prior to submission. Developers must also include water efficiency and conservation in their schemes, in line with sustainable development principles. Developers should also pay regard to the Environment Agency’s Catchment Abstraction Management Strategy for South Essex, as this will play a major role in determining the future availability and accessibility of water resources for development.

1 Town and Country Planning (General Permitted Development Order) - Her Majesty's Government (1995)



WATER - DRAINAGE 10.6 PPG 25 requires adequate flow restriction arrangements to be made for surface

water drainage in all cases where flood risk may be increased. Surface water discharges from newly developed sites should therefore be attenuated to current run-off rates for all storm events up to that of a 1% annual probability of occurrence (1 in 100 years). It may be possible to overcome the need for mechanical surface water attenuation devices by the use of Sustainable Drainage Systems, provided that ground conditions are suitable. These should always be investigated as the primary method of flow restriction and mitigation.

10.7 The Environment Agency will assist by advising on these techniques and scoping

the options, which may include mechanical methods where ground conditions necessitate. Development adversely affecting flood risk may be required to carry out on- and off-site works to alleviate any detriment. However, on-site attenuation must be considered as the primary method of dealing with surface water drainage issues.

10.8 The publication of Planning Policy Guidance Note 25 (Development and Flood Risk)

has strengthened the consideration of flooding and drainage issues and all details should be included as part of the planning application to prove that the development will not be at risk of flooding nor increase the risk of flooding off-site. There is now considerable emphasis placed on such issues as flood risk assessment and sustainable urban drainage. The local planning authority will determine applications in floodplains on the basis of policies in Chapter 8 - Natural Resources and PPG25. The local planning authority will also require developers to show that they have considered sustainable urban drainage schemes in their design proposals as a move towards sustainable development.

10.9 As a general rule, the Environment Agency requires a strip of land 9 metres in width

adjacent to all main river watercourses to give clear, unobstructed access for heavy plant and machinery required for maintenance or improvement purposes. The prior written consent of the Environment Agency is required for works within 9 metres of the top of the bank of a main river or a tidal or fluvial flood defence (under the terms of the Water Resources Act 1991 and the Land Drainage Byelaws).



WATER - SURFACE WATER DRAINAGE 10.10 Anglian Water will require adequate arrangements to be made for the drainage of

surface water by a separate system in all cases. If discharge into a watercourse is involved, then both on- and off-site flow restriction may be required. Pre-development liaison with the Environment Agency will help to identify the most appropriate options.

WATER - FOUL WATER DRAINAGE 10.11 Anglian Water will require adequate arrangements to be made for foul water

drainage by a separate system in all cases. If a development proposal would lead to the overloading of the sewerage system, Anglian Water will require developers to enter into an agreement phasing development over some mutually acceptable time-scale to allow time for improvements to be implemented.

WATER - SEWAGE DISPOSAL 10.12 The major settlements in the District are connected to the mains drainage system,

although in the plotlands and outlying parts of the District, this facility is not available. In order to ensure compliance with Consent Standards issued by the Environment Agency, Anglian Water may request development to be phased if a proposal would lead to overloading of their sewage treatment facilities.

10.13 It is recommended that developers contact Anglian Water at the first available

opportunity to discuss the implications of development proposals on the foul and surface water sewerage systems and sewerage treatment facilities. Anglian Water foresees no requirements for new or extended sites or land during the plan period.

POLICY UT1 – FOUL & SURFACE WATER REQUIREMENTS When considering proposals for new development or changes of use, the local planning authority will take account of the availability and capacity of foul and surface water sewers and sewage treatment works, together with any increased risk of flooding from greater discharges from such works. In some instances it may be necessary for developers to enter into agreements with Anglian Water to phase development.

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10.14 The local planning authority, together with the Environment Agency, has a responsibility to ensure that foul water from new development, which cannot be connected to the mains sewerage system, is disposed of in accordance with the hierarchy laid out in Circular 3/99: Non-mains Sewerage Systems2. The Circular states that non-compliance with its guidance will be a material ground for the refusal of planning permission. Developers who propose to use septic tanks will need to submit details covering parts (a) to (k) of Annex A to the Circular. Developers are advised to seek advice from the Environment Agency, including that contained within Pollution Prevention Guidance Note 4.

10.15 Such an approach will also be adopted where proposals are received for the

replacement of existing septic tanks. POLICY UT2 – NON-MAINS DISPOSAL OF FOUL WATER & SEWAGE The local planning authority will refuse development that will not connect to mains sewerage, if it is not consistent with the guidance provided by Circular 3/99. Developers should provide evidence covering points (a) to (k) of Annex A to Circular 3/99 at the time of applying for permission.

ELECTRICITY 10.16 Land for sub-stations (3m x 3m) will be required in new building projects, details of

which should be established at an early stage by individual developers. Effective siting of new development can yield amenity benefits to potential occupiers and the local community. Existing apparatus must therefore be taken into account when planning new development.

10.17 Environmental improvements are to be encouraged, especially in the Conservation

Areas, town and village centres, Nature Conservation Zones, Special Landscape Areas and Landscape Improvement Areas. In view of the substantial practical, technical and cost disadvantages involved, the undergrounding of high voltage power lines (275kV and above) will only be sought in exceptional circumstances. Careful routeing will usually be the most appropriate way to minimise the impact of high voltage power lines. National Grid will be encouraged to dismantle all disused overhead line systems and their associated supporting structures.

2 Circular 3/99 Planning requirement in respect of the use of non-mains sewerage incorporating septic tanks in new development - Department of the Environment, Transport and the Regions (1999)



GAS 10.18 Transco have indicated that there are no major problems in providing a supply to

any of the sites proposed in the plan, whether for domestic, commercial or industrial use. In some cases however, dependent upon gas load, reinforcement of the system may be needed with a potential cost implication for the developer concerned. This will certainly apply to the land proposed for employment uses west of Aviation Way. Transco has no large scale requirements for additional land during the plan period.

RENEWABLE ENERGY 10.19 Energy conservation is the efficient use of energy and the generation of energy from

renewable sources will contribute towards the achievement of more sustainable forms of development. In February 2000, the Government published its initial conclusions on its new policy for renewable energy in the UK. In February 2003, the Government published its White Paper on Energy - Our energy future - creating a low carbon economy3. The Government's policy focus is the need for energy efficiency and the increased use of renewable energy.

10.20 The Government has an initial 10 year strategy4, in collaboration with industry, to

help meet its aims. Specifically, it is proposing that 5% of UK electricity needs should be met from renewables by the end of 2003 and 10% by 2010, as long as the cost to consumers is acceptable. These targets are intended to act as a stimulus to industry and provide milestones for progress monitoring. However, the East of England Sustainable Development Round Table published a report in 20015 setting a target for the East of England of 14% and one for Essex of 9% for the same period.

10.21 Since renewable energy sources can usually only be exploited where they occur the

most likely proposals coming forward in and around the district relate to wind energy, tidal or wave action and solar power. Significant issues may be raised by offshore wind energy proposals which would be outside local planning authority control, but which potentially could have an impact over a much wider area.

3 Our energy future - creating a low carbon economy - Her Majesty's Government (2003) 4 New and Renewable Energy - Prospects for the 21st Century, Department of Trade & Industry (2000) 5 Making renewable energy a reality – Setting a challenging target for the East of England, East of England Sustainable Development Round Table (2001)



10.22 Whilst recognising the contribution made by renewable energy, such forms of generation as wind turbines can have significant visual impacts, as well as other local impacts, in some cases, on the natural environment. The LPA will seek to balance the potential benefits of schemes against any adverse effects on local amenity that may arise. The location of such developments therefore needs to be carefully considered. The location of visually intrusive structures within the Coastal Protection Belt, Special Landscape Areas or Areas of Ancient Landscape will be inappropriate.

POLICY UT3 – RENEWABLE ENERGY Proposals for the development of renewable sources of energy, or proposals which include some element of renewable energy, will be encouraged, particularly where there are benefits to the local community. Renewable energy proposals will be permitted provided that the proposed development would not adversely affect: i. The special character of the Coastal Protection Belt, Special Landscape

Areas, Areas of Ancient Landscape or sites of nature conservation (including avian flyways) or heritage conservation interest; and

ii. The amenity of nearby dwellings or residential areas; Proposals for development must be accompanied by adequate information to indicate the extent of possible environmental effects and how they can be satisfactorily mitigated. Minor domestic renewable energy schemes will be encouraged providing they meet criteria i and ii. TELECOMMUNICATIONS 10.23 As far as British Telecom is concerned, the proposed phasing and intended uses of

the sites identified for development do not pose any significant problems in respect of the provision of their services. The Company will however require as much notice as possible to provide services, particularly for those sites that are situated in remoter areas.

10.24 British Telecom will not require any additional land during the plan period apart from

the usual requirements for underground service ducts, public call boxes and similar needs.

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10.25 Where environmental improvements are to be encouraged, especially in the Conservation Areas and town and village centres, the Local Planning Authority will seek the co-operation of telecommunication providers in providing wherever possible for the undergrounding of telephone cables, and the sensitive design and siting of call boxes, particularly in Conservation Areas. Elsewhere providers will be encouraged to dismantle all disused overhead lines.

MOBILE TELECOMMUNICATIONS - HEALTH 10.26 The Report of the Independent Expert Group on Mobile Phones6 (IEGMP) set up by

the government to research the possible health effects of the use of mobile phones has been considered by government. Its response was to agree that base stations should meet the International Commission for Non-Ionizing Radiation Protection (ICNIRP) guidelines for public exposure as expressed in the EU Council Recommendation of 12th July 1999. On the limitation of exposure of the general public to electromagnetic fields.

10.27 These guidelines state that clear exclusion zones should be in place around all

base stations and parents and schools should be reassured that base stations near schools operate within the guidelines. All new base stations are expected to meet ICNIRP guidelines and providing applications are accompanied by a certificate to that effect, it is the government's view that the planning system has no need to further consider the health implications of any proposal and concerns about them.

MOBILE TELECOMMUNICATIONS - TELECOMMUNICATION MASTS 10.28 The siting of these substantial masts, which are essential to the operations of the

various mobile phone companies, must be carried out with great care to ensure that sensitive areas do not suffer a loss of residential or visual amenity. Regard must be had however, to the limitations imposed by the nature of the telecommunications network and the technology that can constrain operators' choice of sites.

10.29 Where the erection of a mast requires the grant of a planning consent, the Local

Planning Authority considers that it is important to indicate those areas where the siting of masts should normally be avoided if at all possible. These areas would include SSSI's, the Coastal Protection Belt, Conservation Areas and Special Landscape Areas. There is also a need to assess whether masts will affect any avian flyways and consultation will be undertaken with English Nature to assess this risk.

6 Mobile Phones and Health - IEGMP (2000)



10.30 Furthermore, there is a clear need to ensure communication between the different companies to avoid the need for the erection of duplicate masts. Careful consideration needs to be given to the potential for the mast sharing and also the placing of masts on existing buildings where their overall impact can be less than for a freestanding structure. The following policy will apply to those masts that require formal planning consent.

POLICY UT4 – TELECOMMUNICATIONS DEVELOPMENT Proposals for telecommunications equipment must first consider the sharing of masts and sites, in order to reduce the proliferation of such structures. Where it can be proved that this is not possible telecommunications development requiring an application for prior approval of siting and appearance will only be permitted where the equipment is sited, is of a design, material and colour, and where appropriate is screened, so as to minimise visual intrusion, taking account of the following: i. The need for the facility to blend more easily with its surroundings; ii. Whether the design is suited to the local environment; iii. The height in relation to surrounding land; iv. The impact on the topography and natural vegetation; v. The impact on the skyline or horizon; vi. Views into the site; vii. The site's scenic or conservation value; viii. Relationship with other existing masts, structures or buildings; and ix. Relationship to residential property, educational and healthcare facilities,

employment and recreational sites; and x. Arrangements put in place to ensure that, if such development falls into

disuse, any structures are removed and the land restored to its condition before development took place or other agreed beneficial use.

Any technical or operational constraints faced by the telecommunications operators and the details of the benefits of the development must be submitted to the Local Planning Authority at the time of application.



ROYAL MAIL 10.31 The Royal Mail foresees no significant requirements for new or extended sites or

land during the plan period. EMERGENCY SERVICES AMBULANCE 10.32 There is currently no base for the ambulance service within the district. However,

there are bases for ambulances at Rayleigh Weir (on the district boundary) and at Southend General Hospital. The Ambulance Service foresees no requirements for new sites or land during the plan period.

FIRE AND RESCUE SERVICE 10.33 There are fire stations in Hawkwell, Rochford and Rayleigh. Rochford fire station is

an integral part of the provision of fire cover in the whole of the Southend area. There may be a need for a replacement fire station for the Rochford area during the period of the plan, but the identification of a specific site will need to be the subject of further discussion and investigation.

POLICE 10.34 There is a police station in Rochford and a Divisional Headquarters in Rayleigh.

Essex Police foresee no requirements for new or extended sites or land during the plan period.

HEALTHCARE 10.35 A single NHS Trust covers both Rochford and Southend General Hospitals and all

acute services are now located in Southend. The major purchaser of the Trust's services will be the Southend Health Authority. This centralisation freed part of the northern section of the Rochford Hospital site for residential development, which is now complete.

10.36 Permission has been granted by the local planning authority for the comprehensive

redevelopment of Rochford Hospital, within Rochford town centre. This will enable the long-term continuance of services to be provided. The safeguarding of existing health care sites are covered by the following policy:



POLICY UT5 – HEALTHCARE PROVISION Land zoned for healthcare purposes on the proposals maps will be safeguarded for such uses. No alternative uses will be considered acceptable by the local planning authority. EDUCATION 10.37 Essex County Council have proposed to erect a new primary school on part of the

Park School site, but no need is foreseen for other new sites during the plan period. However, Policies HP5 and HP21 will permit the Council to ensure that when development takes place, if necessary, appropriate contributions are made towards new education provision. The LPA will provide a Supplementary Planning Document on planning obligations and related benefits, prepared with public consultation and adopted for the purpose. The redevelopment of the Park School site for a mixed use development incorporating a new primary school, means that Rawreth Primary School may become redundant at some stage. The current school lies in the Metropolitan Green Belt where there would be restrictions on the types of use and development that may be appropriate.

10.38 The most appropriate use for the school would be continued educational use.

Following this type of use, some form of community use would be the preferred option. The redevelopment of the site for residential purposes is regarded as a last resort, only to be explored once all other options have been investigated, given the green belt location of the site.

10.39 The expansion of existing schools is likely as housing numbers increase. As

development proposals come forward, the local planning authority will seek that where classrooms are to be provided, they are permanent. The local planning authority will also seek the replacement of temporary classrooms - many of which provide poor quality learning environments - with permanent facilities, by the imposition of appropriate conditions.

LIBRARIES 10.40 No new static service points are proposed, but the expansion of the well-sited

Rochford Market Square Library into larger premises will be necessary. This should take place in the supermarket or other appropriate nearby redevelopment scheme. It will be required during the plan period, in view of the population in the substantial catchment area.

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10.41 The library in the High Street, Great Wakering is inadequate for the existing catchment area population, and a new site for a library of about 200m² will need to be found to serve this small community more effectively.

PLACES OF WORSHIP AND OTHER COMMUNITY BUILDINGS 10.42 The selection of sites for these purposes will normally be a matter for the

proponents of the schemes and applications for such proposals will be judged against material considerations. These forms of development will not normally be considered appropriate in the Green Belt.

NOTIFIABLE INSTALLATIONS 10.43 Certain sites and pipelines are designated as notifiable installations by virtue of the

quantities of hazardous substance present. The siting of such installations will be subject to planning controls, for example under the Planning (Hazardous Substances) Regulations 1992, aimed at keeping these separated from housing and other land uses with which such installations might be incompatible from the safety viewpoint. In accordance with Department of Environment, Transport and the Regions, circular 04/2000 the Local Authority will consult the Health and Safety Executive, as appropriate, about the siting of any proposed notifiable installations.

10.44 The area covered by this Local Plan already contains a number of installations

handling notifiable substances, including pipelines. Whilst they are subject to stringent controls under existing health and safety legislation, it is considered prudent to control the kinds of development permitted in the vicinity of these installations. For this reason the planning Authority has been advised by the Health and Safety Executive of consultation distances for each of these installations. In determining whether or not to grant planning permission for a proposed development within these consultation distances the Planning Authority will consult the Health and Safety Executive about risks to the proposed development from the notifiable installation in accordance with Department of the Environment, Transport and the Regions Circular 04/2000.

10.45 Table 10.1 identifies the relevant sites within the Rochford district.



BOX 10.1 NOTIFIABLE SITES & PIPELINES IN THE ROCHFORD DISTRICT

NOTIFIABLE SITES ADDRESS HL/07/29 Hanson Brick Ltd, Cherry Orchard Lane, Rochford HL/07/110 BG Transco, Gasholder Station, Klondyke Avenue, Rayleigh PIPELINES (VARIOUS) Transco READING LIST AND USEFUL LINKS



DOCUMENTS Planning Policy Guidance Notes and Planning Policy Statements published by the Office of the Deputy Prime Minister Essex and Southend-on-Sea Replacement Structure Plan (2001) Pollution Prevention Guidance Note 4 - Disposal of Sewage Where No Mains Drainage is Available - Environment Agency (2000) Mobile Phones and Health [the Stewart Report] - Independent Expert Group on Mobile Phones (2000) WEBSITES Department of Trade and Industry (DTI) - http://www.dti.gov.uk DTI - Renewables - http://www.dti.gov.uk/renewable/ed_pack/ Department for Environment Food and Rural Affairs - http://www.defra.gov.uk/ Environment Agency - http://www.environment-agency.gov.uk Independent Expert Group on Mobile Phones - http://www.iegmp.org.uk Office of the Deputy Prime Minister - http://www.odpm.gov.uk Royal Town Planning Institute - http://www.rtpi.org.uk


Chapter 11 Pollution RDRLP


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CORPORATE OBJECTIVE The Council's vision is to make Rochford the place of choice in the County to live, work and visit. The following Rochford District Council (RDC) Principal Aims are relevant to the delivery of the planning objectives relating to the Pollution chapter of the Local Plan: • Work towards a safer and more caring community • Promote a green and sustainable environment • Encourage a thriving local economy • Improve the quality of life for people in our District PLANNING OBJECTIVES P1 To ensure a high level of environmental protection throughout the district.

P2 To ensure that new development or uses have no adverse impact on land,

water or air pollution.

P3 To ensure that existing development and uses are safeguarded from potentially polluting development.

INTRODUCTION 11.1 There are a number of key environmental issues that relate to pollution throughout

the district. The issue of pollution needs to be addressed from two positions. Firstly, that of previous pollution (i.e. has the previous use or development contaminated the land?) and secondly, is the proposed use or development likely to cause pollution. There is a need in the interest of securing redevelopment on brownfield land to ensure that such sites are either free from contamination and that proposed development does not cause pollution in terms of its emissions to land, water or air. Both of these factors are vital in working towards more sustainable development.

11.2 Some areas that are related to pollution are covered within other chapters in the

Replacement Local Plan. Policies (EB3, TP10 and LT21) and explanatory text can be found in the Employment, Transport and Leisure and Tourism chapters respectively. The local planning authority's position with regard to potentially polluting uses is as follows:


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POLICY PN1 – POTENTIALLY POLLUTING USES Development that may be liable to cause pollution of water, air or soil or pollution through noise, smell, smoke, fumes, gases, steam, dust, vibration, light, or heat, electromagnetic radiation or other polluting emissions will only be permitted if: i. The health, safety and amenity of users of the site or surrounding land are not

put at significant risk; ii. The quality and enjoyment of the environment would not be damaged or put

at risk; and iii. National air quality objectives would not be breached. DEVELOPMENT AND CONTAMINATED LAND 11.3 Contaminated land is an issue that has come to the forefront of the development

process in recent years. Planning Policy Statement (PPS) 23 restates the Governments objectives for contaminated land. They are:

• to identify and remove unacceptable risks to human health and the environment; • to seek to bring damaged land back into beneficial use; and • to seek to ensure that the cost burdens faced by individuals, companies and society

as a whole are proportionate, manageable and economically sustainable. 11.4 PPS23 Planning & Pollution Control continues the trend set by its predecessor

document that the principle of sustainable development means that where practicable, brownfield sites, including those affected by contamination, should be recycled into new uses, thereby reducing pressures for greenfield sites to be converted to urban, industrial or commercial uses.

11.5 Current policy advocates a “suitable for use” approach. This recognises that risk

can only be satisfactorily assessed in the context of a specific use with the aim of maintaining an acceptable level of risk at minimum cost.

11.6 Responsibility for assessing whether or not land is suitable for a particular use,

including whether or not it is contaminated, rests primarily with the developer. Where it is known or suspected that land is contaminated, the developer will be required to undertake a detailed site survey in this respect and the results submitted with the planning application.

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11.7 Similarly, the developer should set out any remedial measures necessary to bring the land into use at this stage. Where contamination is suspected or known to be slight, planning conditions may be imposed requiring investigative work to be carried out and remedial measures to be implemented before development begins. The developer will be required to submit a completion certificate on completion of the agreed remediation measures. The local planning authority will consult with the Environment Agency on such developments.

POLICY PN2 – CONTAMINATED LAND Planning applications for development on, or adjacent to, land which may have been contaminated by a previous use must include evidence that the possibility of contamination has been investigated and proposals for dealing with any remediation works are included. Development will only be permitted where: i. it would not give rise to significant harm or significant risk of significant harm

to health or the environment or cause pollution of controlled waters; and ii. it safeguards users or occupiers of the site or neighbouring land; and iii. it protects the environment and any buildings or services from contamination

during its implementation and in the future. Where appropriate, applicants will be expected to sign an agreement under Section 106 of the Town and Country Planning Act 1990 to ensure that remedial measures necessary to allow the development to proceed are carried out. WATER POLLUTION 11.8 Water pollution is a factor throughout the district. Whilst major incidents are rare,

minor incidents contributing to diffuse pollution are likely to be widespread, as for any area of the United Kingdom. Major new potentially polluting development or uses will be tightly controlled and the local planning authority, in conjunction with the Environment Agency and Health and Safety Executive will take all necessary steps to ensure that such development is as safe as possible. Developments or uses that cannot be rendered safe by good planning and design will not be considered acceptable in the district.

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11.9 Diffuse water pollution can arise from many sources. These are generally dispersed and diverse in nature. Individually the sources may be small, but their collective impact can be damaging. Diffuse pollution can be derived from current and past land use in both agricultural and urban environments. It can also include atmospheric deposition.

11.10 Diffuse water pollution is mainly related to the way we use and manage land and

soil. It can affect rivers, lakes, coastal waters and groundwaters. Groundwaters are vulnerable from, and affected by, leaching of pollutants from the land surface and from areas of contaminated land, while surface waters are affected by rainfall that washes over and off the land (run-off). Rivers can also be influenced by the contribution to their flow that comes through springs and seepages from groundwater. Where the groundwater connection with surface waters is high, pollution can pass from one to affect the other. Run-off has increased as agriculture has intensified and as more roads and houses have been built, particularly where the natural permeability of the landscape has been degraded and reduced its capacity to retain water.

11.11 The following policy therefore applies with regard to potential sources of water

pollution: POLICY PN3 – PROTECTION OF WATER QUALITY Development affecting the water environment and associated lands will only be permitted where: i. The provision of water is not detrimental to existing abstractions, river flows,

fisheries, amenity or nature conservation; and ii. It would not lead to an unacceptable deterioration in the quality or potential

yield of coastal, surface and ground water resources.

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DEVELOPMENT AND AIR QUALITY 11.12 The Government has adopted the UK National Air Quality Strategy1 as a statement

of its policies with respect to the assessment and management of the quality of air. Local Authorities are required to carry out periodic reviews of air quality in their areas, and to assess present and likely future quality against statutory air quality standards. Where the objectives are not likely to be achieved, an Authority is required to designate an Air Quality Management Area (AQMA), and then make an Action Plan for improvements in air quality in that area.

11.13 Air quality in Rochford District has been assessed in accordance with current

legislation and no excedence of National Air Quality Strategy objectives have been found. Planning has a role to play in maintaining this good level of air quality by separating potentially polluting land uses from other existing or proposed land uses and in ensuring that new development is not allowed where it would exacerbate already poor air quality conditions.

11.14 Where development proposals are likely to involve emissions into the air or where a

sensitive development is proposed near an existing source of emissions, the Council will require the submission of appropriate details to enable a full judgement of the impact of the development to be made.

POLICY PN4 – AIR QUALITY The Council will consider the potential effects of a development on local air quality when determining planning applications. Consideration will be given to the impact caused by both the construction and operation phases of the development, together with the traffic generated by it. Development that significantly increases air pollution will not be permitted. Where development proposals are likely to involve emissions to air, submission of appropriate details will be required. Where development proposals are near an existing source of air pollution, submission of details will be required to enable a full judgement of the impact on the development to be made. Development will not be approved if the acceptable levels as set out in the national air quality strategy are likely to be exceeded.

1 The Air Quality Strategy for England, Scotland, Wales and Northern Ireland - Department of Environment, Transport and the Regions (2000)

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PLANNING AND NOISE 11.15 The impact of noise on the environment can be detrimental to quality of life. There

is, therefore, a need to control the introduction of noise sources into the environment, and also to ensure that new noise-sensitive developments are located away from existing sources of significant noise. The District Council accepts current Government advice as set out in PPG24 Planning and Noise.

11.16 The background noise levels in many parts of the District are quite low which means

that the introduction of noisy activities into these areas will be especially disruptive to local residents. As a result, the Council will seek to prevent noisy uses locating in sensitive areas without proper safeguards on their activities. Where it is not possible to achieve separation of land uses, the Council will require developers to take measures to mitigate any nuisance by controlling noise levels.

11.17 The Council will impose controls to limit the overall amount of noise that can be

generated by new developments and restrict the hours of operation so that the amenities of adjoining neighbours and residents are not adversely affected.

11.18 The impact of noise upon new residential schemes can be reduced by the careful

design of the scheme including the appropriate siting of garages and gardens, maximising the distances between dwellings and noise sources, and orientating living accommodation away from potential noise. In some cases it may be necessary to limit the type of housing permitted to ensure that family houses which require the enjoyment of outside amenity space are not permitted in areas with high levels of ambient noise.

11.19 In assessing potential noise impacts the Council will have regard to guidance

provided in PPG24 Planning and noise and other specific best practice guidance such as Clay Target Shooting Guidance on the Control of Noise and Code of Practice on Noise from Model Aircraft.

11.20 Where it is not possible to adequately control the impact of noise generating

development will not be permitted.


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POLICY PN5 – NOISE GENERATING DEVELOPMENT The District Council will expect noise generating development to be designed and operated in such a way that minimises the impact of noise nuisance on the environment. In considering proposals, the following will be taken into account: i. the proximity of existing or proposed noise sensitive developments; ii. the cumulative impact of noisy development; iii. the time and nature of the noise; and iv. the nature of the surrounding area. POLICY PN6 - NOISE SENSITIVE DEVELOPMENT Noise sensitive development (including housing, schools and hospitals) should not be exposed to noise nuisance from existing noise generating sources, or programmed developments. In considering proposals for noise sensitive developments the District Council will take into consideration: i. the noise exposure categories set out in PPG24 – ‘Planning and Noise’; ii. the proximity of existing or programmed noise generation developments; and iii. the degree to which the layout and design of the proposals provides

protection against noise. LIGHT POLLUTION 11.21 Light pollution can affect rural, coastal and urban areas, affecting ecology and

wildlife, obscuring vision of the stars, introducing a suburban feel into rural areas thus affecting local character and causing stress and anxiety for those adversely affected. The pollution can take several forms including:

• SKY GLOW - the glow seen above urban areas caused by stray artificial light

being scattered by dust particles and water droplets in the sky. • GLARE - the uncomfortable brightness of a light source when viewed against a

darker background. • LIGHT TRESPASS - light spilling beyond an area intended to be lit.

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11.22 There is a need to minimise the adverse impacts of illumination by avoiding unnecessary lighting, ensuring the level of lighting in new developments (including roads) is the minimum for public safety, is energy efficient and respects the character of the locality. In some cases, full horizontal cut-off (the prevention of light spillage into adjoining areas) and other forms of containment of the light source may be required to prevent spillage and glare.

11.23 Developers should also note the contents of Guidance Notes for the Reduction of

Light Pollution2. POLICY PN7 – LIGHT POLLUTION Details of any lighting scheme required as part of any new development should be submitted as part of the planning application. Applicants will be expected to demonstrate that the scheme proposed is the minimum needed for security and working purposes. Schemes will be refused which adversely affect: i. Residential and commercial areas; ii. Areas of nature conservation interest; iii. Highway safety; and iv. The night sky. READING LIST AND USEFUL LINKS 11.24 In preparing the policies and proposals in this chapter of the local plan account has


DOCUMENTS Planning Policy Guidance Notes and Planning Policy Statements published by the Office of the Deputy Prime Minister Essex and Southend-on-Sea Replacement Structure Plan (2001) The Air Quality Strategy for England, Scotland, Wales and Northern Ireland - Department of Environment, Transport and the Regions (2000) Clay Target Shooting Guidance on the Control of Noise - Chartered Institute of Environmental Health (2003) 2 Guidance Notes for the Reduction of Light Pollution - Institution of Lighting Engineers (undated)


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WEBSITES Chartered Institute of Environmental Health - http://www.cieh.org Department for Environment, Food and Rural Affairs - http://www.defra.gov.uk Institution of Lighting Engineers - http://www.ile.org.uk Office of the Deputy Prime Minister - http://www.odpm.gov.uk Royal Commission on Environmental Pollution - http://www.rcep.org.uk Royal Town Planning Institute - http://www.rtpi.org.uk


Chapter 12 Monitoring RDRLP


Monitoring 183

CORPORATE OBJECTIVE The Council's vision is to make Rochford the place of choice in the County to live, work and visit. The following Rochford District Council (RDC) Principal Aims are relevant to the delivery of the planning objectives relating to the Monitoring chapter of the Local Plan: • Provide quality, cost effective services • Work towards a safer and more caring community • Promote a green and sustainable environment • Encourage a thriving local economy • Improve the quality of life for people in our District • Maintain and enhance our local heritage PLANNING OBJECTIVES M1 In accordance with the ‘plan, monitor, manage’ regime the Council will

facilitate the timely provision of accurate and relevant monitoring of development plan policies to ensure that the policies are working effectively.

M2 Where monitoring reveals a change likely to affect the aims of the Plan, the Council will review the relevant policies and publish appropriate revisions as required.


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INTRODUCTION 12.1 The Plan sets out the District's proposals up until the year 2011. It is inevitable that

issues will emerge whose implications will need to be considered during the plan period. Many of these issues will be of minor concern; however, where significant issues emerge that may affect any of the key objectives or proposals, the Council will assess the implications and consider the need for amendments to the Plan. These will be subject to public comment.

12.2 In order to keep track of the changes that may occur during the plan period and to

assess how successfully the plan is attaining its aims, a number of regular checks or monitoring exercises will take place. The introduction of the 'Plan, Monitor, Manage' regime (PPG11) has highlighted the importance of effective monitoring as an integral part of the planning process. At the same time new policy targets (such as for the re-use of previously-developed land), and new policy approaches (for example, the sequential approach) demand that monitoring becomes more sophisticated in the extent and detail of information captured.

12.3 The Planning and Compulsory Purchase Bill introduced in the House of Commons in December 2002, intends that local plans will be replaced by local development documents (LDDs). Local planning authorities will be required to prepare and maintain a local development scheme which will set out what LDDs the authority intends to prepare, their timetable for preparation and whether they are to be prepared jointly with one or more other authorities. The earliest date for commencement of the provisions of the new Planning Act is likely to be Spring 2004. The draft plan, once adopted, will be 'saved' for three years from commencement of the new Act. During this three-year period, the local authority will bring forward new LDDs to progressively replace the policies in the 'saved' plan.

12.4 The Department of Environment Transport and Regions (DETR) has developed a

set of national best value performance indicators to assess the effectiveness of Local Planning Authorities in delivering their policies. The Council acknowledges the need for local monitoring systems and will implement such a system over the early part of the plan period.

12.5 Rochford District Council is a member of the Essex Monitoring Group, which was

set up and first met in May 2002. This countywide group was formed as a forum for discussions relating to the monitoring process; to promote good practice in plan monitoring; to facilitate the timely provision of accurate and relevant monitoring information and to share and co-ordinate data.


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12.6 The Council will monitor the key indicators listed below. Other measures may be added during the lifetime of the Plan. It is important to note that the monitoring information, received/obtained from these indicators, will be continual and will help to inform the formation of the forthcoming LDD. Indicators and targets have been prepared, and will be published, to monitor whether the key policies are achieving the aims of the Plan.

12.7 In accordance with Agenda 21 the Council has consulted with the community and

produced a plan for sustainability for the 21st century; a Local Agenda 21 (LA21) document. The key principles outlined in the LA21 document are embodied in this local plan.

12.8 It is the intention to report annually on the following criteria: EMPLOYMENT • industrial land availability, and in particular take up of employment land; areas

implemented; areas with/without planning permission • details of vacant industrial and commercial premises to include floorspace

and rental levels HOUSING Residential land availability, in particular: • number of completions per annum • type of dwellings completed • percentage of completions on previously developed land • percentage of completions on greenfield sites • number of dwellings on windfall sites • number of planning consents granted • number of affordable homes completed • number of conversions, change of use and demolitions TRANSPORT • car parking standards (both over and under provision compared with adopted

standards LPSGD5) • accessibility standards for major development sites


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RETAIL AND LEISURE • number and type of retail and service uses • number of vacant units within town centres • provision of sports and leisure facilities • safeguarding of existing open space • support given to tourism RURAL DEVELOPMENT • diversification from agriculture • appropriate development in the Green Belt ENVIRONMENT • Loss of agricultural land to built development • listed buildings - number, type and 'at risk' BIODIVERSITY AND NATURE CONSERVATION • changes in number of regionally distinctive species • areas of regionally distinctive habitats • community forest cover APPEAL DECISIONS • percentage of appeals allowed and dismissed. POLICY IMPLEMENTATION • decisions overturned at Committee contrary to recommendations and any

subsequent appeal decisions. This is important as the policies of the Local Plan are used for development control purposes. If applications are determined contrary to policy then this may highlight need for revision of the policies.

12.9 Information obtained from the monitoring exercises outlined above will be used to

support the regional annual monitoring report produced by the East of England Regional Assembly.


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been taken of the advice and guidance in a wide range of documents and publications. A list of links to organisations that provide useful information about monitoring on the web.

WEBSITES Office of the Deputy Prime Minister - http://www.odpm.gov.uk Parliamentary Bills - http://www.publications.parliament.uk/pa/pabills.htm Royal Town Planning Institute - http://www.rtpi.org.uk


Glossary

RDRLP


Glossary viii

Note: this glossary of terms used in planning is intended to provide a simple guide. It is not a statement of the law nor does it claim to be an authoritative interpretation of the law. Adoption - the final confirmation of a plan as a statutory document by the local planning authority. Advertisement Control - the process whereby a local planning authority decides whether an advertisement which is being displayed, or about to be displayed, is acceptable in terms of amenity and public safety and is being displayed in accordance with the Town and Country Planning (Control of Advertisements) Regulations. Affordable Housing - low cost housing for sale or rent, often from a housing association, to meet the needs of local people who cannot afford accommodation through the open or low cost market, or subsidised housing. Agricultural Dwelling - a dwelling which is subject to a condition or legal agreement that it shall only be occupied by someone who is employed or was last employed solely or mainly in agriculture, forestry or other appropriate rural employment. Agricultural Land Classification - agricultural land classification maps are produced by the Department of Environment,Food and Rural Affairs, primarily for planning purposes. The land is graded according to the degree to which its physical characteristics impose long-term limitations on agricultural use. Amenity - the pleasant or normally satisfactory aspects of a location which contribute to its overall character and the enjoyment of residents or visitors. Ancient Landscape - A landscape designation that must contain a significant assemblage of visible features, both man-made and semi-natural, of pre-1600 origin. Ancillary Use - a subsidiary use connected to the main use of a building or piece of land. Appeal - the process whereby an applicant can challenge an adverse decision on an application by means of written representations, an informal hearing or formal inquiry proceedings. Appeals can also be made against the failure of the planning authority to issue a decision, against conditions attached to a permission and against the issue of an enforcement notice.


Glossary ix

Area of Outstanding Natural Beauty - area designated by the Countryside Agency here the primary purpose is the conservation and enhancement of natural beauty including flora, fauna, geology and landscape. Area of Special Control of Advertisements - an area which is specifically defined by the local planning authority because they consider its scenic, historical, architectural or cultural features are so significant that a stricter degree of advertisement control is justified in order to conserve visual amenity within that area. Such areas can only be designated with the approval of the Secretary of State. Article 4 Direction - an order made by the Secretary of State or the local planning authority, requiring a planning application to be made where normally permitted development rights would apply. Article 14 Direction - issued by the Secretary of State to restrict the grant of planning permission by a local planning authority, either indefinitely or for a specified period, normally to give the Department time to decide whether to call in the application. Backland - land which is behind existing development with no, or very limited, road frontage. Usually applied to describe land previously or currently in use as rear gardens to existing residential properties. BPEO (Best Possible Environmental Option) - The option that provides the most benefits or the least damage for the environment, as a whole, at acceptable cost, in the long term as well as the short term. (defined in the 12th report of the Royal Commission on Environmental Pollution) Betterment - the amount by which the value of land is increased by development or by the grant of planning permission, or because of the development of neighbouring land. Biodiversity - a measure of the number and range of species and their relative abundance in a community. Biodiversity Action Plan - the means by which the UK government commitment to the Convention on Biological Diversity at Rio de Janeiro (1992) is to be met. Brownfield Site - land which has been previously developed, excluding mineral workings or other temporary uses.


Glossary x

Building Preservation Order - The Local Planning Authority has powers to serve Building Preservation Notice under Section 3 of the Planning (Listed Buildings and Conservation Areas) Act 1990. It has the effect of giving a temporary listing to a building, for a period of six months, until such a time as the Secretary of State decides whether or not to include it in the statutory list under Section 1 of the same Act. Called-in Application - a planning application referred to the Secretary of State for determination by virtue of the powers contained in section 77 of the Town and Country Planning Act 1990. Census - a ten year population count carried out by The National Office of Statistics. The 2001 Census is the most recent and accurate population count. Figures are also used for forecasting future population levels. Change of Use - more correctly referred to as a 'material change of use'. A change in the use of land or buildings that is of significance for planning purposes, often requiring planning permission. Circular - guidance, including policy, issued by a government department usually, but not always, in support of legislation. Coastal Protection Belt - A statutory plan prepared by the County Council which defines coastal areas within which there are the most stringent restrictions on new development. Commitments - All land with current planning permission or allocated in local plans. Community Forests - A joint initiative between the Countryside Agency and the Forestry Commission to promote the creation, regeneration of well-wooded landscapes around major towns and cities. Comparison Goods - 'non perishable' goods for retail sale which are often stocked in a wide range of sizes, styles, colours and qualities, including furniture, carpets, televisions etc. Compulsory Purchase Orders (CPOs) - notice issued by the government or a local authority to acquire land or buildings for public interest purposes. Conditions - stipulations attached to a planning permission to limit or direct the manner in which a development is carried out.


Glossary xi

Conservation Area - an area designated under Section 69 of the Town and Country Planning Act 1990, by the local planning authority, as an area where it is desirable to preserve or enhance the character of its special architectural or historic interest. Conservation Area Consent - consent required from the local planning authority before demolishing an unlisted building in a conservation area. Consultation - procedures for assessing public opinion about a plan or major development proposal, or in the case of a planning application, the means of obtaining the views of affected neighbours or others with an interest in the proposal. Contaminated Land - land which has been polluted or harmed in some way rendering it unfit for safe development and most practical uses. Conversions - the sub-division of residential properties into bedsits, self-contained flats or maisonettes. Countryside Agency - organisation responsible for advising government and taking action on issues affecting the social, economic and environmental well-being of the English countryside. County Matter - a planning application which falls to be determined by the County Council and not the District Council. Deemed Consent - this allows the display of certain "specified classes" of advertisement without first having to make an application to the local planning authority. Under the Control of Advertisements Regulations there are 14 Classes, all of which are subject to strict conditions and limitations. Density - in the case of residential development, a measurement of either the number of habitable rooms per hectare or the number of dwellings per hectare. Departure - a proposed development which is not in accordance with a local plan but which due to exceptional circumstances the local planning authority proposes to accept - after due publicity and possible referral to the Secretary of State. Derelict Land - Land so damaged by industrial or other development that it is incapable of beneficial use without treatment.


Glossary xii

Design Brief - a statement prepared by the Local Planning Authority indicating the preferred way in which the Authority envisages the development may be accommodated. Design Statement - a document provided by applicants to demonstrate how they have taken account of the need for good design in their development proposals. Detailed/Full Application - the most common type of planning application is one that seeks full or detailed planning permission. It should contain all the information needed for the LPA to reach its decision, but the LPA may seek further information. Determination - local planning authority process to decide whether a proposed development requires planning permission. Development - the carrying out of building, engineering, mining or other operations in, on, over or under land, or the making of any material change in the use of any buildings or land. Development Area - a priority area for environmental, social or economic regeneration or a combination of these. Development Brief - document providing detailed information to guide developers on the type of development, design and layout constraints and other requirements for a particular, usually substantial, site. Development Plan - the Local and Structure Plans are both development plans. The development plan for the District is comprised of the Essex and Southend-on-Sea Replacement Structure Plan (adopted April 2001) and the Rochford District Local Plan First Review (adopted April 1995) [or the Rochford District Replacement Local Plan, when adopted]. Discontinuance Notice - notice served by a local planning authority requiring the discontinuance of the display of any advertisement, or the use of a site for the display of an advertisement, which has the benefit of deemed consent under the Control of Advertisements Regulations. Action to serve a discontinuance notice may only be taken if the planning authority is satisfied it is necessary to do so to remedy a substantial injury to the amenity of the locality or a danger to members of the public. Dwellinghouse - a building used as a dwelling by an individual, by people living together as a family or by not more than six residents living together as a single household. This can include individuals living together I the community not withstanding that an element of care is provided e.g. persons who have formerly been in an institution of some kind.


Glossary xiii

Edge-of-centre - for shopping, a location within easy walking distance of the primary shopping area, often with parking and a main store; for offices or leisure purposes, the term may refer to something more extensive a little further out but at a still walkable distance from a public transport hub. Enforcement - procedures by a local planning authority to ensure that the terms and conditions of a planning decision are carried out, or that development carried out without planning permission is brought under control. Enforcement Notice - notice requiring the discontinuance of an unauthorised use and/or the removal of buildings, including restoration of land, where development has been begun without permission or in breach of a condition. English Heritage (Historic Buildings and Monuments Commission for England) - a national body funded by the government to promote and give advice on building conservation matters. English Nature - a national body funded by the government to promote and give advice on the conservation of England's wildlife and natural features. Environmental Appraisal - the process of weighing all the policies in a development plan for their global, national and local implications. Environmental Impact Assessment (EIA) - under the Town and Country Planning (Assessment of Environmental Effects) Regulations 1988, proposers of certain scheduled developments are required to submit a planning application with an accompanying environmental statement, evaluating the likely environmental impacts of the development, together with an assessment of how the severity of the impacts could be reduced. Essex Coastal Protection Belt - prepared by Essex Country Council 1984 comprising coastal land identified as having national ecological importance that should be protected against unfavourable development. Essex Design Guide - prepared by Essex Country Council, the Design Guide forms the basis for the design of housing development in the District. Established use - a use which does not conform to a plan but against which enforcement proceedings cannot be taken, often because of the length of time a use has been in operation.


Glossary xiv

Examination in Public (EIP) - consideration of public views on a draft structure plan or proposed changes to it, held before an independent inspector. Express Consent - this is needed to display an advertisement, which does not benefit from deemed consent under the Town and Country Planning (Control of Advertisements Regulations). Four Year Rule - the following are immune from enforcement action if a period of four years has elapsed since the breach of planning control occurred:-

(a) the carrying out without planning permission of building, engineering, mining or other operations, on, over or under land, or

(b) the failure to comply with any condition or limitation which relates to the carrying out of such operation and subject to which planing permission was ranted for the development of that land, or

(c) the making without planing permission of a change of use of any building to use as a single dwellinghouse.

(d) the failure to comply with a condition which prohibits or has the effect of preventing a change of use of a building to use as a single dwellinghouse.

Full Application - used to describe a planning application involving a change of use or where details of the development proposed are provided. The details would normally include the siting, design, external appearance, means of access and possibly the landscaping proposed. General Permitted Development Order (GPDO) - the Town and Country Planning (General Permitted Development) Order 1995 grants rights (known as permitted development rights) to carry out certain limited forms of development without the need to make an application for planning permission. General Development Procedures Order (GDPO) - an important part of planning legislation which defines, amongst other things:-

(a) procedures for the processing of planning applications (b) publicity and consultation requirements

Green Belt - specially designated area of countryside protected from most forms of development in order to stop urban sprawl and the coalescence of settlements, preserve the character of existing settlements and encourage development to locate within existing built-up areas. Greenfield Site - an area not previously used for built development.


Glossary xv

Habitable Room - all living rooms and bedrooms, but not kitchens, bathrooms, WCs or circulation space, are normally regarded as habitable for the purposes of density calculations. Hedgerows Regulations 1997 - the regulations protecting hedgerows that have a continuous length of, or exceeding, 20 metres; or have a continuous length of less than 20 metres and, at each end, meets (whether by intersection or junction) another hedgerow. The local authority must be notified if it is proposed to remove the hedgerow and the applicant must gain a Hedgerow Removal Notice prior to carrying out the works. Highway Authority - This is Essex County Council Highways Department. Informative - a note added to a planning decision to draw the applicant's attention to important advice or information which it would not be appropriate to incorporate in a planning condition. Infrastructure - permanent resources serving society's needs, including roads, sewers, schools, hospitals, railways, communication networks etc. Integrated Transport Strategy - the integration of land-use and transportation planning to allow transport provision and the demand for travel to be planned and managed together, balancing the use of different modes of transport to encourage easy transfer between them and reduced reliance on the private car. Intensification - increasing densities within existing residential areas through the bringing forward for development of unidentified Land Compensation - concerns the assessment of compensation where land, or some other interest in land, is being acquired, either compulsorily, or by agreement, by an authority possessing compulsory purchase powers. Landscape Improvement Areas - designated as part of the County Council's Countryside Conservation Plan, LIA's are areas in need of remedial treatment to improve the quality of the local environment and enhance the rural character of the landscape. Lawful Development Certificate - a procedure by which existing or proposed uses and other forms of development can be certified as lawful for planning purposes. An application has to be made to the local planning authority and there is a right of appeal against their decision.


Glossary xvi

Listed Building - building or other structure of special architectural or historic interest included on a statutory list and assigned a grade (I, II* or II). Listed Building Consent - a permission required for the alteration or demolition of a listed building. Local Nature Reserve (LNR) - area designated under the National Parks and Access to the Countryside Act 1949 as being of particular importance to nature conservation and where public understanding of nature conservation issues is encouraged. Local Plan - statutory development plan prepared by a local planning authority setting out detailed policies for environmental protection and development. Local Planning Authority - the local authority or council that is empowered by law to exercise planning functions. This is normally the local borough or district council, but in National Parks and some other areas there is a different arrangement. Material Consideration - governmental planning policy guidance dictates that, when considering planning applications, the Local Planning Authority must have regard to the development plan and other material considerations. Other Material considerations are taken to be related to the objectives of planning legislation. Metropolitan - constituting a large urban area, usually including a city, its suburbs and outlying areas. Mineral Planning Authority - this is Essex County Council. Mineral Planning Guidance Notes (MPGs) - a series of documents issued by the Office of the Deputy Prime Minister (ODPM) (previously Department of Transport, Local Government and the Regions (DTLR)) setting out government policy and advice on planning issues relating to mineral resources. Mobility Housing - dwellings suitable for easy adaption for a disabled person, including those confined to a wheelchair, without structural alterations and encompassing suitable sized rooms, doors and external access. National Nature Reserve - area designated by English Nature as a Site of Special Scientific Interest to protect and conserve nationally important areas of wildlife habitat and geological formations and to promote scientific research.


Glossary xvii

National Park - tract of predominantly open and attractive countryside designated under the National Parks and Access to the Countryside Act 1949 with its own administration and management role and function as a local planning authority. Nature Conservation - the preservation, management and enhancement of natural plant and animal communities, and occasionally modified vegetation, as representative samples of their kind. New Town - free-standing new settlement designated and planned under the New Towns Act 1946 and subsequent legislation. Non-conforming Use - a use which does not conform to the general provisions of the development plan for the area in which it is located. Office of the Deputy Prime Minister (ODPM) - (previously Department of Transport, Local Government and the Regions (DTLR)) government department responsible for town and country planning policy and administration. Outline application - a general application for planning permission to establish that a development is acceptable in principle, subject to subsequent approval of detailed matters. Out-of-Centre - a location that is separated from a town centre but is not necessarily outside the built-up area. Out-of-town - an out-of-centre development on a green-field site or on land not clearly within the current urban boundary. Permitted Development Rights - rights to carry out certain limited forms of development without the need to make an application for planning permission, as granted under the terms of the Town and Country Planning (General Permitted Development) Order 1995. Planning Control - the process whereby a local planning authority decides whether a planning application meets the requirements of planning policy, particularly as set out in development plans. Planning Gain - the principle of a developer agreeing to provide additional benefits or safeguards, often for the benefit of the community, usually in the form of related development supplied at the developer's expense.


Glossary xviii

Planning Obligations and Agreements - legal agreements between a planning authority and a developer, or offered unilaterally by a developer, ensuring that certain extra works related to a development are undertaken, usually under Section 106 of the Town and Country Planning Act 1990. Planning Permission - a permit, usually issued by a local planning authority, under the Town and Country Planning Act 1990 to carry out development. The Secretary of State may also issue planning permission following an appeal against a refusal or otherwise. Planning Policy Guidance Notes (PPGs) - a series of documents issued by the Office of the Deputy Prime Minister (ODPM) (previously Department of Transport, Local Government and the Regions (DTLR)) setting out government policy and advice on planning issues such as housing, transport, conservation etc. A separate series of notes is issued dealing with minerals planning. Proposals Map - an obligatory component of a local plan showing the location of proposals in the plan on an Ordnance Survey base map. Protected Species - plant and animal species, including all wild birds, protected under the Conservation (Natural Habitats and Conservation) Regulations 1994, the Wildlife and Countryside Act 1981 and subsequent amendments, or other species protected under legislation specific to them. Public Local Inquiry - a Public Inquiry will be held following the receipt of relevant objections to the content of the Local Plan. The Inquiry will allow for objective consideration of objections to proposals and is conducted by an inspector appointed by the Secretary of State for the Environment. Public Open Space (POS) - land provided in urban or rural areas for public recreation, though not necessarily publicly owned. Public Right of Way - a way where the public has a right to walk, and in some cases ride horses, bicycles, motorcycles or drive motor vehicles, which will be designated either as a footpath, a bridleway or a byway. Purchase Notice - a demand served on a local authority under Section 137 of the Town and Country Planning Act 1990 requiring the authority to purchase the server's interest in the land because he has been refused permission to make what he considers to be reasonably beneficial use of it.


Glossary xix

Ramsar Site - area identified under the internationally agreed Convention on Wetlands of International Importance, especially as waterfowl sites and as Sites of Special Scientific Interest focusing on the ecological importance of wetlands generally. Recycling - the recovery of reusable materials from waste. Regional Planning Guidance Notes (RPGs) -policy guidance and advice issued for each region in England by the Secretary of State. Regionally Important Geological/Geomorphological Sites (RIGS) - non-statutory sites of regional importance recognised by English Nature and local authorities. Regulation 7 Direction - a Direction made by the Secretary of State to remove from a particular site or defined area the benefit of deemed consent normally provided by the Town and Country Planning (Control of Advertisements) Regulations. Renewable Energy - energy generated from resources that are unlimited, rapidly replenished or naturally renewable such as wind, water, sun, wave and refuse, and not from the combustion of fossil fuels. Reserved Matters - the items referred to in an outline planning permission (see above) on which more details must be submitted for approval at a later date. Residential Land Availability - the annual statement indicating all sites available for housing and their development status for the next 5 years, in order to ensure that an adequate housing land will be made available. Ribbon development - a narrow band of development extending along one or both sides of a road. Rural Development Area - priority area for economic and social development. Rural Diversification - activities undertaken on surplus land to support farming incomes, including, for example, forestry, leisure and tourism. Rural Settlement Areas - areas within the Green Belt that have the benefit of a relaxation of planning control in respect of extensions to existing dwellings. Scheduled Ancient Monument - a structure placed on a schedule compiled by the Department of National Heritage in England for protection under the Ancient Monuments and Archaeological Areas Act.


Glossary xx

Section 106 Agreement (see Planning Gain) - a binding agreement between a council and a developer associated with a grant of planning permission and regarding matters linked to the proposed development. Site of Special Scientific Interest (SSSI) - area identified by English Nature for protection by reason of the rarity of its nature conservation, wildlife or geological features. Special Landscape Area - designated by the Local Planning Authority for their high quality landscape resulting from a combination of features such as vegetation cover and landform and there is a presumption against inappropriate development therein. Special Needs Housing - housing to meet need arising from homelessness or overcrowding, and purpose-built or supported housing for the elderly or disabled people or those requiring care. Statutory - required by law (statute), usually through an Act of Parliament. Statutory Undertakers/Statutory Utilities - providers of essential services such as gas, electricity, water or telecommunications. Stop Notice - a notice served in respect of land subject to enforcement proceedings prohibiting the carrying out or continuing of specified operations which are alleged to constitute a breach of planning control and designed to stop work going on pending the outcome of an appeal. Structure Plan - a plan produced jointly by Essex County Council and Sotuhend-on-Sea Borough Council, mainly comprising a written statement setting out the strategic policies and framework for development throughout the County. The Plan is approved by the Secretary of State following an Examination in Public, and District Councils then put the flesh on the framework with their Local Plans. Sui Generis - uses of land or buildings which do not fall into any of the use classes identified by the Use Classes Order, for example theatres, launderettes, car showrooms and filling stations. Supplementary Planning Documents - additional advice issued by a local planning authority expanding upon its statutory policies. Sustainable Development - environmentally responsible development, commonly defined as "development which meets the needs of the present generation without compromising the ability of future generations to meet their own needs".


Glossary xxi

Thames Gateway - a corridor of land running either side of the Thames from London to the estuary at Southend-on-Sea. It is zoned as an area for redevelopment and economic regeneration. Only part of Rochford District lies within the Thames Gateway. Town and Country Planning Act 1990 - combined with the Planning and Compensation Act 1991 this Act forms the basis of the current planning system. Town and Country Planning (Control of Advertisements) Regulations 1992 - regulations that set out the criteria for assessing whether or not an advertisement requires deemed consent from the local planning authority. It also empowers the LPA to consider areas of special control. The regulations were amended in 1994. Town Centre - describes city, town and traditional suburban centres which provide a broad range of facilities and services and which fulfil a function as a focus for a community and for public transport. Town Centre Management - partnership of local organisations, businesses and individuals to promote the common good of a town by developing, managing, promoting and improving facilities, the useful resources, the economy and the environment of a town centre. Townscape - the appearance and character of buildings and all other features of an urban area taken together as a whole. Traffic Calming - management measures designed to lower traffic speeds or redirect traffic to alternative routes to avoid congestion, reduce accidents and injuries and prevent excess levels of pollution. Transport Policy and Programme (TPP) - statutory document setting out a transport authority's bid for the programming and funding of transport measures, produced annually for submission to central government. Travel to Work Area (TTWA) - a broadly self-contained labour market area usually focused on an urban employment centre. Tree Preservation Order (TPO) - direction made by a local planning authority that makes it an offence to cut, top, lop, uproot or wilfully damage or destroy a tree without that authority's permission.


Glossary xxii

Unitary Development Plan (UDP) - local plan produced by certain unitary district authorities and London boroughs which have responsibility for the full range of local authority services. Urban Fringe - predominantly open land on the edge of an existing urban area. Urban Regeneration - the re-use or redevelopment of decaying or run-down parts of older urban areas to bring them new life and economic vitality. Use of Classes Order - the different categories of us to which land and buildings can be put as statutorily defined in the Town and Country Planning Use Classes Order, 1987. The Classes are:-

A1 - Shops A2 - Financial and Professional Services A3 - Restaurants & cafes A4 - Drinking establishments A5 - Hot food takeaways B1 - Business B2 - General Industrial B8 - Storage or Distribution C1 - Hotels C2 - Residential Institutions C3 - Dwellinghouses D1 - Non-residential Institutions D2 - Assembly and Leisure

Wildlife Corridor - a continuous area facilitating the movement of wildlife through rural or urban environments. Wildlife Site - A non-statutory site of local nature conservation importance, identified by the Essex Wildlife Trust and adopted by Rochford District Council (see policy NR5). These were formerly known as County Wildlife Sites or Sites of Importance for Nature Conservation. Wind Farm - large open site where wind speeds are consistently high on which a number of wind turbines generate electricity for private or commercial use. Written Statement - documentary statement of policy, forming part of a development plan submitted by a local planning authority and requiring formal approval.

PREPARED BY THE ROCHFORD DISTRICT COUNCIL PLANNING POLICY TEAM

01702 318002

E-mail [email protected] Website http://www.rochford.gov.uk

Rochford District Council, Council Offices, South Street, Rochford, Essex SS4 1BW