Saffron Walden Is the Largest Town in the District, and the Administrative and Commercial Centre
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Market Saffron Walden Town General Description: Saffron Walden is the largest town in the District, and the administrative and commercial centre. This very attractive town is one of the finest preserved examples of a medieval market town with a wealth of listed buildings in a town centre which is a long-standing conservation area. The historic layout of the town centre results in problems with traffic flow through and around it particularly in peak times but because of the built-up nature of the town and its quality there is no scope to alleviate this by any alternative routing. The town is situated in the attractive rolling landscape of the River Cam, two miles east of the main road and rail corridor between London (about 40 miles) and Cambridge (about 15 miles). The Jacobean mansion of Audley End and its associated parkland is immediately to the west of the town. The current character and scale of the town is doubtless influenced by the fact that the station is some distance from the town and it does not have ready access to the M11, despite its proximity (see below). However, the town has seen significant residential development during the last 30 years with new estates on greenfield sites, especially on its southern side, and the recycling and intensification of other uses. It remains the subject of on-going pressure for further such development on both brownfield and greenfield sites. The Further Preferred Options Consultation document for the Core Strategy suggested a scale of growth of around 250 homes for Saffron Walden. Population Profile: The Mid 2007 Population Estimate for the 2009 Saffron Walden Wards is 14,659 Saffron Walden Audley (4,605), Saffron Walden Castle (4,818), Saffron Walden Shire (5,236) (Source:ONS). Population of SW Wards by Age Group 80-84 70-74 60-64 50-54 Saffron Wal den S hire Saffron Wal den Castle 40-44 Saffron Wal den A udl ey A Group ge 30-34 20-24 10-14 0-4 0 1 00 2 00 30 0 40 0 50 0 No of People Housing: No of Households 2001: 6,297 No of Homes Completed 2001 – 2011: 388 No of Homes with Planning Permission 455 as at 1.4.11: Existing No of Affordable Homes: Local Authority Rented – 612. Between 2001 and 2007 79 affordable homes were built. A further 14 (10 rented and 4 shared ownership) were built in 2007/8 and 25 in 2010/11 (13 social and 12 intermediate rent). A further 57 are in the programme for 2011/12 (47 affordable rented and 10 shared ownership). Housing Needs Assessment: N/A Potential Development Sites: Sites assessed as being Suitable, Available and Achievable Site Ref. Address No. Timescale SAF 1 Land south of Ashdon Road (with pp) 130 2011-2016 SAF 9 Kiln Court, Thaxted Road (with pp) 23 2011-2016 9 2016-2021 SAF 14 Land to the east of the former Bell 86 2011-2016 Language school, Peasland Road (with pp) SAF 16 Land at Friends School, Debden Road (with 76 2011-2016 pp) SAF 17 8 Station Street (with pp) 10 2011-2016 SAF 19 Transco Depot, Radwinter Road (with pp) 9 2011-2016 SAF 20 Paxtons Depot, Thaxted Road (with pp) 12 2011-2016 346 2011-2016 9 2016-2021 Sites assessed as being Suitable, Available and Achievable but with one or more conditional Y scores (Y) Site Ref. Address No. Reason for (Y) Score SAF 3 Former Willis & Gambier 79 Loss of employment land, 1 – 5 years premises, Radwinter Road highways, air quality and school capacity SAF 4 Land south of Radwinter 734 + Only suitable if developed in Road, east of Shire Hill conjunction with SAF6, Highways, Air Quality, School Capacity SAF 6 Land south of Rylestone 180 Topography, Highways, Air Way Quality, School Capacity SAF 8 Land rear of leisure 176 Highways, Air Quality, School centre, Capacity Thaxted Road SAF 13 Ashdon Road Commercial 184 Loss of employment land, Centre highways, air quality, school capacity, Total 1,353 Source: Strategic Land Availability Assessment, Uttlesford District Council , 2010 It will be apparent from the above that in the absence of any significant other potential sites coming forward, the scope for the reuse of previously developed urban sites is largely limited to that of existing, or currently vacant, commercial premises. The redevelopment of such sites for residential purposes would, if they were to be replaced, mean the allocation of greenfield sites on the edge of town or in or on the edge of other settlements. The scope for greenfield residential development on the edge of the town is essentially limited to its eastern side. This is because:- • the topography on the south, with the land beyond the built-up area dropping away, means that development there would have an intrusive impact upon the landscape; • Audley Park (i.e. the Audley End estate) to the north-west features both Audley End and the Saffron Walden Golf Club where the prospect of development would not be accepted because of its existing historic and landscape value; and • access constraints to the north where the nature and layout of the existing road system effectively prevents any development between Ashdon and Little Walden Roads. If there was to be any significant development on greenfield sites, the preferred location in terms of the potential impact upon the landscape would be on the eastern edge of the town. A very similar conclusion is reached from an assessment of the quality and general function of landscape in and adjacent to the town done as part of the Saffron Walden Historic Settlement Character Assessment, 2007. It included a broad statement as to the effect of development in each sector. The findings are summarised below with what are considered to be the key conclusions in bold:- (i) The Radwinter Road approach from Sewards End. Development in this location would have no detrimental effect on the historic core which is separated from it by modern development. The general effect would be loss of agricultural farmland and to spread urban development onto rising undulating arable farmland of visual quality, resulting in the loss of a rural approach road to the town and narrowing the already narrow gap with the village of Sewards End. “……it is considered development in this sector would significantly dimin ish the sense of place and local distinctiveness of not only Saffron Walden but potentially also that of the nearby small village of Sewards End”. “However it is acknowledged that the large buildings that introduce the town in this location make this edge one of the least attractive….” . (ii) Ashdon Road approach. The general effect of development would be to spread urban development onto undulating arable farmland of considerable visual quality resulting in the loss of a rural approach road to the town in this location. “It is considered development in the rural part of this sector beyond the town edge would significantly diminish the sense of place and local distinctiveness. However it is acknowledged that the large buildings that form the edge of the town in this location make this edge one of the least attractive of Saffron Walden.“ (iii) The Little Walden Road approach. The effect of development would result in loss of open arable farmland and to spill out into the open countryside beyond the clearly defined northern edge. “It is considered development in this sector would significantly diminish the sense of place and local distinctiveness of this part of Saffron Walden”. (iv) The approach via the B184 and Windmill Hill. Development in this location would have a seriously detrimental effect on the historic core immediately adjacent to the south. The effect of development would result in loss of well used allotments or woodlands and spill up the slope destroying an enclosed approach road of great quality. “It is considered development in this sector would very significantly diminish the sense of place and local distinctiveness of this part of Saffron Walden”. (v) The B1383 approaches and Audley End Road. Development in this location would have profoundly detrimental effects on this part of the historic core and the general effect of urban development onto this historic landscape would be highly damaging. “ ……almost any development would very significantly diminish the sense of place and local distinctiveness of an area most would recognise as being of the very highest quality, not only of local, but also of regional and national importance”. (vi) The approach from Wendens Ambo. The general effect of development would be loss of agricultural land and to spread urban development onto undulating arable farmland of considerable visual quality and resulting in the loss of a particularly rural approach road to the town. “…….it is considered development in this sector would significantly dimin ish the sense of place and local distinctiveness of this part of Saffron Walden”. (vii) The Newport Road approach. The general effect of development would be loss of agricultural land and to spill urban development down a visually prominent slope onto rolling arable farmland of considerable visual quality and resulting in the loss of a rural approach road to the town. “…… it is considered development in this sector would significantly dimin ish the sense of place and local distinctiveness of this part of Saffron Walden.” (viii) The Debden Road approach. The effect of development would result in loss of open arable farmland and to spill out into open countryside beyond very clearly defined edges. “……..it is considered development in this sector would significantly diminish the sense of place and local distinctiveness of this part of Saffron Walden”. (ix) The Thaxted Road approach.