The Ongar Park Estate - North Weald Bassett

SANG OPPORTUNITY February 2020

The Ongar Park Estate - North Weald Bassett SANG Opportunity Ongar Park Estate – SANG Opportunity

The Ongar Park Estate, part of the settlement of North Weald Bassett, has been owned by Peer “B3 – Epping Forest SANGs Strategy - To mitigate for potential or identified adverse recreational Group plc since 1992. The Estate comprises 190 hectares (500 acres) to the east of the High Road. effects of additional development in the District, in particular from strategic developments, the Council will ensure provision of and access to sufficient Suitable Alternative Natural Green Space (SANGs). For Epping Forest SAC, SANGs provision should be in accordance with the agreed SANGs Strategy. The Estate was previously used during the Second World War as a site for radio masts for RAF communications This could involve: and radar development in support of the nearby RAF North Weald Airfield and the southeast of England. (i) providing new green spaces; or In 2014, Allies and Morrison advised the Council in its master planning study that approximately 15.5 hectares (38 acres) of the Ongar Park Estate was the most suitable land in North Weald Bassett to provide up to 300 (ii) improving access to green spaces; or new homes. However, the Council, ignoring the advice of its own consultants, declined to assess the land being promoted by Peer Group and, instead, assessed the whole of the Estate (190 hectares) for over 6,000 (iii) improving the recreation facilities, naturalness, and habitat quality at existing green spaces; or dwellings and 130,000 sq m of commercial accommodation. This was an irrational act by the Council (iv) improving connectivity between green spaces where this would not contribute to a material increase because, on that scale, the site was never going to be found suitable for residential allocation. No such in recreational pressure on designated sites.” scheme has ever been promoted by Peer Group.

Option 1- Approximately 500 new homes “At paragraph 28 of HW31 (ED91A), the Council acknowledges:

Option 2- Approximately 1,000 new homes The following allocations within the Epping Forest District Local Plan Submission Version should therefore Option 3- Approximately 1,500 new homes be required to provide Strategic Natural Green Space:

• Latton Priory Local waste plan site allocation • Water Lane Mixed-use • North Weald Bassett Aviation/mixed-use • South of Epping Masterplan Area

At present no other opportunities outside of the Epping Forest District administrative area have been identified as providing the potential to act as Strategic Alternative [Natural] Green Space.” Peer Group sites The Ongar Park 38 acres for 300 new dwellings Estate The Inspector at the EFDC Local Plan Examination has now provided written advice to the Council dated 2 August 2019 [ED98] which requires the deletion of 3 sites within the District that were proposed to deliver 270 new Scenario A North Weald Bassett Masterplanning Study Allies and Morrison Urban Practitioners dwellings. Those dwelling numbers must be replaced by alternative sites in order to make the submitted Plan sound. Peer Group has repeatedly advanced the 38 acres immediately adjacent to the existing settlement for residential allocation and in conjunction with that allocation it has identified the potential opportunity for public The Inspector’s advice to the Council also requires the Council to: benefits to be provided by the Ongar Park Estate, including public access to footpaths, cycle ways and open countryside, but the Council has not given any weight to that opportunity or sought to explore that potential “...review its site capacity work, preferably in conjunction with the site promoters, with the above concerns with Peer Group. in mind together with the need for SANG provision….”

In the Draft Local Plan 2016, North Weald Bassett was identified as a settlement for 1,580 new homes. The Ongar Park Estate is on the edge of the 6.2km outer zone of the SAC and is uniquely able to provide 300 new In the submission Local Plan, the proposed housing in North Weald Bassett was reduced to 1,050 homes, to replace all of the dwellings on those sites to be deleted from the submitted Plan, together with a SANG new homes, whilst retaining sites for 630 new dwellings within 400 metres of the Epping Forest SAC, on the Ongar Park Estate to meet the full SANG requirement for at least 1,580 new homes in North Weald Bassett. 2,934 new dwellings within 3km (the inner zone of the SAC) and 4,196 new dwellings within 6.2km (the outer zone of the SAC), being a total of 7,760 new dwellings with a material adverse impact on the SAC. Peer Group remains willing and able to deliver a SANG in North Weald Bassett on land which is entirely within its ownership and control. This short submission contains brief details and an outline proposal Paragraph 5.22 of the Council’s Habitat’s Regulations Assessment (HRA) [EB209] (January 2019) for a new SANG, which will fully compensate and mitigate the full housing requirement in North Weald specifically identifies the need to deliver large areas of natural greenspace (SANG) in North Weald Bassett Bassett and reduce the impact of existing and new housing in the District on the Epping Forest SAC. with a view to making development sites as recreationally self-sufficient as possible. That requirement has not been adequately addressed or met in the submitted Local Plan. This proposal sets out how the requirements of the SANG could be met in North Weald Bassett. Peer Group is open to discussion with all interested parties to agree on how best to meet and deliver the full needs of the On 17 June 2019, Natural England and the City of London wrote to EFDC stating: local community regarding this additional natural recreational open space.

The Ongar Park Estate - North Weald Bassett SANG Opportunity 1882A2 Figure x

o [email protected] www.lizlake.com Proposal A

Key:

Ongar1882A2 Park Figure Estate1882A2 ownership x Figure 4 Illustrative SANG opportunity on Ongar Park Estate- North Weald Bassett o [email protected] www.lizlake.com Proposal A o [email protected] www.lizlake.com Illustrative SANGS opportunity on Ongar Park Estate- North Weald Bassett (Proposal D- 26 Ha) Outside of ownership 1 Picnic area and panoramic views 2 Car parking Key: 6 Land being promoted by Peer Group for new dwellings 6 Ongar Park Estate ownership

Proposed SANG area (26 Ha / 64 acres) Public benches located at high point alongside OutsideCar of parking ownership accessible from the A414 provides redoubt allows for long distant panoramic a start and ﬁ nish for proposed circular routes. views northeast over unspoilt countryside. Refreshments may be available. Possible area to expand SANG Refreshments may be available. Land being promoted by Peer Group 3 Point of interest 4for newCircular dwellings routes

Footpath Proposed SANG area (26 Ha / 64 acres)

Bridleway 6 Possible area to expand SANG

The North Weald Redoubt. Routes varying in length provide the opportunity Historic information to be provided. for walking, running or bicycle rides. Byway open to all tra c Footpath 2 4 5 Bridleways 6 Local access

Proposed 5km walk Bridleway

1882A2 Figure x Proposed 3km walk Byway open to all tra c o [email protected] www.lizlake.com 6 Proposal A Bridleways create opportunities for horse riders, Existing public rights of way allow for access cyclists and hikers. for local community. 11 The Ongar Park Proposed 1.5km walk Key: Proposed 5km walk 1 Estate 7 New woodland 8 Parkland 3 Ongar Park Estate ownership Proposed 3kmProposed walk vehicle access 6 10 1882A2 Figure x 7 Outside of ownership SANG opportunity key opposite o [email protected] www.lizlake.com The Ongar Park Proposal A Proposed 1.5km walk New woodland planting creates interesting Open parkland space for dog walkers and Estate Land being promoted by Peer Groupwalks and provides habitats for wildlife and visitors to use at their own leisure. 9 5 for new dwellings biodiversity beneﬁ ts. Key: Proposed vehicle access

6 9 Meadow 10 Community orchard

Ongar Park Estate ownership Proposed SANG area (26 Ha / 64 acres) SANG opportunity key opposite 1882A2 Figure x Outside of ownership Possible area to expand SANG o [email protected] www.lizlake.com 8 Proposal A

Meadow planting to create interesting walks Land being promoted by Peer Group Community orchard for visitors to enjoy whilst Footpath and provide habitats for wildlife and increase providing additional habitat and biodiversity for new dwellings Key: biodiversity such as birds and butterﬂ ies. beneﬁ t.

Project: Ongar Park Estate, North Weald Bassett 6 6 11 Naturalistic play Ongar Park Estate ownership Proposed SANG area (26 Ha / 64 acres) Bridleway Client: Peer Group plc 7 1882A2 Figure x Date: December 2019 Outside of ownership Possible area to expand SANG Byway open to all tra c N Proposal A o [email protected] www.lizlake.com Scale: 1:10,000 @ A3 Project: Ongar Park Estate, North Weald Bassett 6 Land being promoted by Peer Group Footpath Proposed 5km walk Natural play area for children. Scale: 1:10,000 @ A3 for new dwellings Status: DRAFT Key: Client: Peer Group plc

© COPYRIGHT LIZ LAKE ASSOCIATES Reproduced from Ordnance Survey map data by permission of Ordnance Survey © Crown copyright 2020 Licence No.100007196 Signage LandscapeDate: December enhancement 2019 © Crown copyright and databaseOngar rights Park 2020 Estate Ordnance ownership Survey Licence No.0100031673 Proposed SANG area (26 Ha / 64 acres) Bridleway Proposed 3km walk © COPYRIGHT LIZ LAKE ASSOCIATES Reproduced from Ordnance Survey map data by permission of Ordnance Survey © Crown copyright 2015 Licence No.100007196 Scale: 1:10,000 @ A3 © Crown copyright and database rights 2015 Ordnance Survey Licence No.0100031673 The OngarOutside Parkof ownership Possible area to expand SANG Byway open to all tra c Proposed 1.5km walk Status: DRAFT Estate The Ongar Park Estate - North Weald Bassett SANG Opportunity Land being promoted by Peer Group Footpath Proposed 5km walk Proposed vehicle access for new dwellings Increased interpretation throughout with the New hedgerows and trees proposed opportunity for wildlife, birds, tree and heritage throughout to enhance the landscape, create © COPYRIGHT LIZ LAKE ASSOCIATES Reproduced from Ordnance Survey map data by permission of Ordnance Survey © Crown copyright 2015 Licence No.100007196 © Crown copyright and database rights 2015 Ordnance Survey Licence No.0100031673 identiﬁ cation habitats for wildlife and increase biodiversity. SANG opportunity key opposite © COPYRIGHT LIZ LAKEProposed ASSOCIATES SANG Reproduced area from (26 Ordnance Ha / 64 Survey acres) map data by permission of Ordnance SurveyBridleway © Crown copyright 2020 Licence No.100007196 Proposed 3km walk © Crown copyright and database rights 2020 Ordnance Survey Licence No.0100031673 Project: Ongar Park Estate, North Weald Bassett | Client: Peer Group plc | Date: January 2020 | Scale: 1: 10,000 @ A3 | Status: FINAL

The Ongar Park Possible area to expand SANG Byway open to all tra c Proposed 1.5km walk Estate

Footpath Proposed 5km walk Proposed vehicle access

Bridleway Proposed 3km walk SANG opportunity key opposite

The Ongar Park Byway open to all tra c Proposed 1.5km walk Estate Project: Ongar Park Estate, North Weald Bassett Client: Peer Group plc Proposed 5km walk Proposed vehicle access Date: December 2019

Proposed 3km walk SANG opportunity key opposite Scale: 1:10,000 @ A3

Status: DRAFT The Ongar Park Proposed 1.5km walk Estate Project: Ongar Park Estate, North Weald Bassett

© COPYRIGHT LIZ LAKE ASSOCIATES Reproduced from Ordnance Survey map data by permission of Ordnance Survey © Crown copyright 2015 Licence No.100007196 Client: Peer Group plc © Crown copyright and database rights 2015 Ordnance Survey Licence No.0100031673 Proposed vehicle access Date: December 2019

SANG opportunity key opposite Scale: 1:10,000 @ A3

Status: DRAFT

Project: Ongar Park Estate, North Weald Bassett

Client: Peer Group plc © COPYRIGHT LIZ LAKE ASSOCIATES Reproduced from Ordnance Survey map data by permission of Ordnance Survey © Crown copyright 2015 Licence No.100007196 © Crown copyright and database rights 2015 Ordnance Survey Licence No.0100031673 Date: December 2019

Scale: 1:10,000 @ A3

Status: DRAFT

Project: Ongar Park Estate, North Weald Bassett

Scale: 1:10,000 @ A3

Status: DRAFT

© COPYRIGHT LIZ LAKE ASSOCIATES Reproduced from Ordnance Survey map data by permission of Ordnance Survey © Crown copyright 2015 Licence No.100007196 © Crown copyright and database rights 2015 Ordnance Survey Licence No.0100031673 The Ongar Park Estate - North Weald Bassett

Opportunities at North Weald Bassett: The Proposed SANG at Ongar Park Estate provides a range of opportunities for visitors and biodiversity benefits. These opportunities are outlined below.

1 Picnic area and panoramic views 8 Parkland Northeast of the North Weald Redoubt sits the highest point of the Parkland space will give visitors the opportunity to let their dogs roam Ongar Park Estate. This provides the perfect destination for visitors freely. to sit and picnic whilst appreciating long distance panoramic views northeast over unspoilt countryside. Refreshments may be available at this location.

2 Circular routes 9 Meadow A choice of circular routes of approximately 1.5km, 2.5km and 5km An area of meadow will provide users with interesting walks whilst will be available to visitors of the Ongar Park Estate SANG. providing new habitats for wildlife; increasing the biodiversity value to a range of species such as birds and butterflies.

3 Point of interest 10 Community orchard The North Weald Bassett Redoubt offers a historic point of interest, A community orchard creates variation within the landscape and that through the use of information boards will provide an insight into enjoyment to visitors. It will also provide habitats for wildlife, insects the estate’s important historic past. and invertebrates and the potential to increase the biodiversity value of the area.

4 Car parking 11 Naturalistic play Car parking is easily accessible from the A414, bringing in people A natural play area for children will be located to the northeast of the from the local and wider community, and providing a central point for North Weald Redoubt and within close proximity of the picnic area. the proposed circular routes. Refreshments may be available at this location.

5 Bridleways Signage Existing bridleways provide use for horse riders, cyclists and walkers. New information and signage will be provided within the proposed SANG including walking routes available, historical information and identification of plant and wildlife species found around the area.

6 Local access Landscape enhancement The proposed SANG is likely to be used by locals as well as the wider Trees and hedgerows will be planted throughout the proposed SANG community. which will provide additional habitats for wildlife, increasing the Existing Public Rights of Way allow the SANG to be easily accessed on biodiversity value and creating a naturalistic landscape for visitors to foot, especially from the urban environment of North Weald Bassett. enjoy.

New woodland Historic interest

7 New woodland will provide users with interesting walks whilst Evidence of the Ongar Park Estate’s history as an important radio providing new habitats for wildlife, increasing the biodiversity value of communication and transmitting station during WWII is still visible on the area and carbon offsetting. the site today and will be explained on information signage.

The Ongar Park Estate - North Weald Bassett SANG Opportunity The Ongar Park Estate - North Weald Bassett

Opportunities at North Weald Bassett: Benefits and deliverability of the Ongar Park Estate SANG

The ‘Suitable Alternative Natural Greenspace’ (SANG) that has been proposed on the Ongar Park Estate Circular routes would start from a central car park utilising the existing vehicular access from the A414 would provide an accessible, attractive and multifunctional area of recreational green space approximately through Blakes Golf Club, which is also within the ownership and control of The Ongar Park Estate. 26ha in size that would form a substantial public benefit on the eastern side of North Weald Bassett. This roadway leads to the existing hard standing car parking located alongside the Clubhouse, where refreshments could be made available. From here visitors would easily be able to access a new picnic This SANG proposal will be accessible not only to local residents, but also the wider community. The Ongar Park area and new naturalistic children’s play area before continuing their visit into the wider SANG provision. Estate SANG would provide an alternative destination to Epping Forest, a designated Special Area of Conservation (SAC). The North Weald Bassett Redoubt offers an historic point of interest, which through the use of interpretation boards would offer an insight into the estate’s past military importance. The Estate’s history as a radio Epping Forest is under increasing recreational pressure from rising visitor numbers and increased pollution and radar site during the Second World War is also still evident today as a point of historical interest. as well as the potential additional pressures arising from the large-scale housing proposed on strategic allocations within the Local Plan Submission Version (“LPSV”). The Ongar Park Estate SANG would The Ongar Park Estate is under the sole ownership of The Peer Group, and therefore offers the unusual be located on the edge of the 6.2km Zone of Influence for Epping Forest. opportunity for the relatively straightforward provision of this important area SANG at a scale that is unprecedented locally. The Ongar Park Estate SANG offers the opportunity for accessible areas of new woodland planting, areas of parkland and meadow and a community orchard that would bring greater habitat and biodiversity The aim of the Ongar Park Estate SANG is to provide an alternative green space to accommodate the additional benefits to the area. The provision of new interpretation boards and signage throughout would allow visitors to levels of recreation that will be required within the district and to divert visitors away from the Epping Forest engage with their surroundings. SAC. It would meet the SANG requirement for all proposed new housing development in North Weald Bassett as well as providing recreational space for existing residents who would otherwise travel to Epping Forest. The Ongar Park Estate SANG can provide nearly 10km of accessible public routes, including new publicly accessible paths throughout the Estate that would connect with the wider existing Public Footpath and The proposed new SANG in North Weald Bassett can be fully delivered within the first five years of the proposed Bridleway network to the southeast of North Weald Bassett. The routes provide for three circular paths Plan period. of 1.5km, 3km and 5km that take in the wide-ranging panoramic views of the surrounding countryside.

Looking east from the Ongar Park Estate The Ongar Park Estate - North Weald Bassett SANG Opportunity