Application No: 160551 Location: Rowhedge Wharf, High Street, Rowhedge, Colchester, CO5 7ET Scale (Approx): 1:3500
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Application No: 160551 Location: Rowhedge Wharf, High Street, Rowhedge, Colchester, CO5 7ET Scale (approx): 1:3500 The Ordnance Survey map data included within this publication is provided by Colchester Borough Council of Rowan House, 33 Sheepen Roadl, Colchester CO3 3WG under licence from the Ordnance Survey in order to fulfil its public function to act as a planning authority. Persons viewing this mapping should contact Ordnance Survey copyright for advice where they wish to licence Ordnance Survey map data for their own use. This map is reproduced from Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller Of Her Majesty’s Stationery Office Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Crown Copyright 100023706 2015 7.3 Case Officer: Sue Jackson MAJOR DWELLINGS Site: Rowhedge Wharf, High Street, Rowhedge, Colchester, CO5 7ET Application No: 160551 Date Received: 11 March 2016 Agent: Mr Matthew Wood Applicant: Mr Stephen Williams Development: Demolition of existing vacant commercial units and comprehensive residential redevelopment comprising 86 no. new residential dwellings, together with associated hard and soft landscaping, access, car parking and servicing, amenity space, and associated utility infrastructure. Ward: Old Heath and Hythe Summary of Recommendation: Approval subject to signing of a S106 Agreement 1.0 Reason for Referral to the Planning Committee 1.1 This application is referred to the Planning Committee because it is a major application and representations raising material objections have been received. A legal agreement is also required. 2.0 Synopsis 2.1 The key issues explored below are the planning history and relevant policies, an assessment of the proposed development, the location of the site, matters raised in the representations will be discussed. Section 106 obligations will be explained in particular affordable housing. The report will include a summary of the consultation responses received. The conclusion is that the development will not affect the integrity of the adjacent Ramsar wildlife site or Special Protection Area either alone or in combination with other plans or projects and that planning permission is granted subject to a section 106 agreement 3.0 Site Description and Context 3.1 The site is located to the south of Rowhedge village. It has an area of approximately 3.6 hectares and is roughly rectangular in shape. It comprises land currently vacant that was previously used in part as a concrete block making works and part by a shooting club it contains several derelict buildings DC0901MW eV3 3.2 A Public Right of Way (PROW) extends along the east boundary which separates the site from the former wharf land currently being developed by Bloor Homes; forming phase 1 of the Rowhedge Wharf development. This PROW continues along the south boundary and connects to other paths leading to Fingringhoe and paths along the river edge. To the west are former pits which have been unused and unmanaged for many years and now form an area of woodland protected by a Tree Preservation Order and designated as a Local Wildlife Site. This woodland has an area of approximately 27 hectares and its management is secured by a legal agreement forming part of the legal agreement with Bloor Homes. Vehicular access will be via a Haul Road through the woodland accessing at the top of the village at Rectory Road. This road is currently being upgraded and will serve both developments. The site is separated from the river Colne by the Bloor Homes development and by an area of woodland and salt marsh from the Roman River. 3.3 A small section of the site adjacent to the woodland is designated as a Local Wildlife Site (LWS) and part is also subject to a group Tree Preservation Order (TPO). To the south the river estuary is designated a Site of Special Scientific Interest (SSSI) and the Colne Estuary Special Protection Area and Ramsar Site are nearby. 4.0 Description of the Proposal 4.1 This planning application seeks full planning permission for the erection of 86 dwellings. The development also proposes the demolition of the existing derelict commercial buildings and includes hard and soft landscaping, car parking and servicing, amenity space, and associated infrastructure. The development proposes the following unit mix: 23 no. 2 bedroom, 42 no. 3 bedroom and 21 no. 4 bedroom. The site comprises land set to either side of the Haul Road. On the smaller parcel on the north side of the road 2-2 storey buildings described as “Works” buildings are proposed. Each will contain 6 flats and will as the name suggests have an industrial appearance. The main area of development is on the south side of the road and here development comprises a principal road running along the west boundary from which there are a series of small lanes at right angles to the main road with terraced, detached and semi-detached houses. All the proposed dwellings are two storeys in height. A woodland amenity area with an interpretation panel is proposed at the junction of the principle access and the Haul Road. 4.2 Parking spaces are mainly on plot comprising drive-through car ports to rear hardstandings. There is limited use of rear parking courts. Provision is also made for visitor parking. 4.3 The application includes the following documents: • Planning Statement • Design & Access Statement • Land Contamination Report and Remediation Method Statement • Flood Risk Assessment & Drainage Strategy • Heritage Statement • Transport Assessment • Archaeology Report • Tree Survey • Biodiversity Report DC0901MW eV3 5.0 Land Use Allocation 5.1 The site is within an area allocated for predominantly residential purposes on the Proposals Map. On the north and west boundaries small parts of the site are included in a TPO and a Local Wildlife site. 6.0 Relevant Planning History 081951 – Application for 300 dwellings – refused 25.2.2009 110217 – Replacement of port for 170 dwellings mixed use development – Withdrawn 144693 - Redevelopment of part of former Rowhedge Port to provide 170 dwellings, a potential community facility building (use classes A1, A3, A4, B1, C3, D1), public waterfront area incorporating dinghy park, car park, viewing platform, public facilities, new river wall and new subway, upgrade to access road from Rectory Road, new footpath from access road to existing recreation ground, internal roads, open spaces, drainage, landscaping and all ancillary works. Approved 142437 - Full Application for “Proposed modified junction and upgraded access road for the former Hall Road, Road off Rectory Road Rowhedge.” Approved 24 June 2014 There is also extensive history relating to the former site uses. 7.0 Principal Policies 7.1 Planning law requires that applications for planning permission must be determined in accordance with the development plan, unless material considerations indicate otherwise. The National planning Policy Framework (NPPF) must also be taken into account in planning decisions and sets out the Government’s planning policies are to be applied. The NPPF makes clear that the purpose of the planning system is to contribute to the achievement of sustainable development. There are three dimensions to sustainable development: economic, social and environmental. 7.2 Continuing the themes of the NPPF, the adopted Colchester Borough Core Strategy (adopted 2008, amended 2014) adds detail through local strategic policies. Particular to this application, the following policies are most relevant: SD1 - Sustainable Development Locations SD2 - Delivering Facilities and Infrastructure H1 - Housing Delivery H2 - Housing Density H3 - Housing Diversity H4 - Affordable Housing UR1 - Regeneration Areas UR2 - Built Design and Character PR1 - Open Space PR2 - People-friendly Streets DC0901MW eV3 TA1 - Accessibility and Changing Travel Behaviour TA2 - Walking and Cycling TA3 - Public Transport TA4 - Roads and Traffic TA5 - Parking ENV1 - Environment ER1 - Energy, Resources, Waste, Water and Recycling 7.3 In addition, the following are relevant adopted Colchester Borough Development Policies (adopted 2010, amended 2014): DP1 Design and Amenity DP2 Health Assessments DP3 Planning Obligations and the Community Infrastructure Levy DP12 Dwelling Standards DP14 Historic Environment Assets DP16 Private Amenity Space and Open Space Provision for New Residential Development DP17 Accessibility and Access DP19 Parking Standards DP20 Flood Risk and Management of Surface Water Drainage DP21 Nature Conservation and Protected Lanes DP23 Coastal Areas 7.4 Further to the above, the adopted Site Allocations (adopted 2010) policies set out below should also be taken into account in the decision making process: SA H1 Housing Allocations 7.5 Regard should also be given to the following adopted Supplementary Planning Guidance/Documents: Backland and Infill Community Facilities Vehicle Parking Standards Sustainable Construction Open Space, Sport and Recreation The Essex Design Guide External Materials in New Developments Affordable Housing Managing Archaeology in Development Cycling Delivery Strategy Rowhedge Wharf Development Brief adopted 2004 Essex County Council, Development & Public Rights of Way 8.0 Consultations 8.1 Urban Design Officer “Proposals are generally very well designed and have positively taken on board design advice we provided during pre-application dialogue. Highlights include the context- responsive approach, views down the valley, pedestrianised spine,