Executive Summary

EXECUTIVE SUMMARY

Essex County Council and Southend-on-Sea Borough Council are waste planning authorities responsible for preparing waste local plans (WLPs) which set out the authorities’ vision, objectives, policies and site allocations for waste related development within their administrative areas. The current approved WLP for Essex County Council and Southend-on-Sea Borough Council – The Essex and Southend Waste Local Plan – was adopted in 2001.

WLP’s are expected to remain in place for a 15 year period, with periodic reviews undertaken over that time to ensure that the plan is being effectively delivered. The current Essex and Southend WLP was adopted in 2001 and is therefore now in the process of being replaced to reflect current European Union (EU) Waste Framework Directive and national legislation and policy guidance for waste management.

The purpose of this report is to inform the preparation of the Replacement Essex and Southend-on-Sea Waste Local Plan (RWLP). The report summarises an assessment undertaken of land allocated (as of April 2014) for B2/B8 Use Class employment uses in all adopted district local plans and associated Supplementary Planning Documents across Essex and Southend-on-Sea.

The report assesses whether the existing employment land provides a suitable location for waste management facilities when assessed against high level environmental, social and planning criteria. The overall outcome is to identify existing employment land areas which could be identified in the RWLP as preferred ‘Areas of Search’ for new waste management facilities. The report makes a broad distinction between which areas may be suitable for the range of enclosed, enclosed thermal and open air waste management facilities based on proximities to sensitive uses but it does not identify the number or scale of waste management facilities that could or should be provided, nor does it formally allocate any identified employment land for waste management facilities.

The conclusion from the report is to recommend a list of areas that are potentially capable of supporting waste management facilities in accordance with emerging development management criteria, as outlined in the RWLP. This would facilitate the future provision of waste management facilities in suitable locations across the plan area and provide the RWLP with more flexibility in the event that allocated sites become undeliverable.

It is important to note that this is a high level strategic document using broad assessment criteria. The absence of an employment estate from the final shortlist does not prejudice this being reassessed again in the future. Further, the exclusion of an area from the final shortlist does not preclude the granting of planning i consent for waste management facilities on these areas. Any planning application would be required to demonstrate compliance with the Development Plan, which has a stated preference of applications being made firstly on those sites directly allocated in the Waste Local Plan, then within the Areas of Search designated within this report, and then finally on other land types as detailed in the relevant locational criteria policies in the Waste Local Plan.

The assessment of employment land areas has not taken into account land availability or land ownership. This report is however being subjected to a full public consultation alongside the RWLP itself. The property managers of each selected site have been added to the list of consultees and as such we would expect to manage land availability and ownership issues through this wider consultation.

This report has been prepared by Essex County Council and Southend-on-Sea with input from the 12 district council and city local authorities in Essex (referred to as districts).

Key Findings:

 The assessment identified that having regards to environmental, social and planning criteria, 34 existing employment land areas could be suitable for the future development of waste management facilities.

 These employment land areas have been identified as potential Areas of Search for waste management facilities.

 Areas were assessed for their suitability under the following two measures:

1. areas that provide sufficient unconstrained land located greater than 100m from sensitive receptors – potentially suitable for enclosed, facilities; and

2. areas that provide sufficient unconstrained land located greater than 250m from sensitive receptors – potentially suitable for enclosed, enclosed thermal or open air facilities

CONTENTS

1. INTRODUCTION ...... 1 2. STUDY AREA ...... 3 3. THE REPLACEMENT WASTE LOCAL PLAN ...... 4 4. PURPOSE OF THIS REPORT ...... 5 5. METHODOLOGY FOR THE ASSESSMENT OF EMPLOYMENT LAND...... 8 6. FINDINGS OF ASSESSMENT ...... 21 7. SUMMARY AND LIMITATIONS OF ASSESSMENT ...... 32 8. NEXT STEPS ...... 34 APPENDIX A: Land within B2/B8 Use Class as Identified by Districts ...... 35 APPENDIX B: Full Results of Stage 1 to Stage 4 Assessment ...... 42 APPENDIX C: General planning policy for employment land areas by District ...... 61 APPENDIX D: Area of Search Proformas ...... 74

iii

List of Figures Figure 2-1: Study area ...... 3 Figure 4-1: Relationship between RWLP and this report ...... 7 Figure 5-1: Overview of methodology for employment land review ...... 9

List of Tables Table 5-1: Waste management facilities ...... 8 Table 5-2: Timeline of employment land review process ...... 10 Table 5-3: Policy and evidence used to inform Stage 1 sieving criteria ...... 11 Table 5-4: Stage 1 sieving criteria ...... 12 Table 5-5: Policy and evidence used to inform Stage 2 sieving criteria ...... 13 Table 5-6: Stage 2 environmental and social sieving criteria ...... 14 Table 6-1: Total employment land per local authority (calculated from Appendix B) ...... 21 Table 6-2: Summary of Stage 2 assessment against sieving criteria ...... 22 Table 6-3: Long list of employment land areas by district ...... 23 Table 6-4: Shortlisted employment land areas recommended for Areas of Search ...... 27

GLOSSARY

B2 As per the Town and Country Planning (Use Classes) Order 1987 (as amended) – B2 land is that which is allocated for general industrial uses. B8 As per the Town and Country Planning (Use Classes) Order 1987 (as amended) – B8 land is that which is allocated for storage or distribution use; includes open air storage. Employment Land and buildings within one or a combination of the following land Use Classes as defined by the Use Classes Order: B1 (Offices and Light Industry); B2 (General Industry); B8 (Storage and Distribution). Employment For the purposes of this assessment, an employment land area land area that does not include land included within B1 Use Class and is multiple / adjoining plots of land in the one location used for employment purposes and designated by a local authority as having policy support for B2 and B8 use classes. Flood zone A designation of land which has a certain probability of flooding. This report takes into account Flood Zone 3a which are those areas with a high probability of flooding and Flood Zone 3b which is part of the functional floodplain. Natura 2000 An ecological network composed of sites designated under the site European Commission Birds Directive (Special Protection Areas, SPAs) and the Habitats Directive (Sites of Community Importance, and Special Areas of Conservation, SACs) collectively known as European sites. These sites have special status for conservation under European law. Study area The area to which the review of employment land for waste management facilities relates to, namely the administrative county of Essex and the unitary authority of Southend-on-Sea.

ACRONYMS

GIS Geographic Information System HGV Heavy Goods Vehicle MWDS Minerals and Waste Development Scheme NPPF National Planning Policy Framework NPPW National Planning Policy for Waste PPS Planning Policy Statement RMLP Replacement Minerals Local Plan RWLP Replacement Waste Local Plan WLP Waste Local Plan 2001

1. INTRODUCTION

1.1 Essex County Council and Southend-on-Sea Borough Council, as waste planning authorities, are required under the Planning and Compulsory Purchase Act 2004 (as amended) to prepare and maintain a Minerals and Waste Development Scheme (MWDS) which includes a Waste Local Plan (WLP). The Essex and Southend Waste Local Plan (the current WLP) is the latest version of the WLP and was adopted in 2001.

1.2 The Planning and Compulsory Purchase Act 2004 (as amended) provides for WLPs to be revised at appropriate times or as directed by the Secretary of State. Generally WLP’s remain in place for a period of 15 years with reviews usually undertaken every five years to ensure that the plan in being effectively delivered.

1.3 Essex County Council is working with Southend-on-Sea Borough Council as well as the 12 Essex district, borough and city local authorities (the Districts) to replace the current WLP. The Replacement Waste Local Plan (RWLP) is being prepared in accordance with the Town and Country Planning (Local Planning) Regulations (England) 2012 and will reflect current European Directives and national legislation and planning policy guidance for waste management. Once adopted the plan will:

 set out waste planning policies and proposals to guide waste related development in accordance with the government’s principles of sustainability;  provide policies which will be used to assess future planning applications for waste management facilities and;  identify preferred ‘Areas of Search’ for development of waste management facilities within Essex and Southend.

1.4 This report has been prepared to support a robust and credible evidence base for the preparation of the RWLP and identifies employment land areas where, in- principle, the location of waste management facilities would be acceptable including the extension of any existing facilities, but excluding disposal by landfill1. Any proposals for a new or extended facility would still be subject to a full planning application which will need to be in conformity with all other policies in the emerging Waste Local Plan, once adopted, irrespective of an Area of Search designation.

1.5 Further, the exclusion of any single employment land area from the Area of

1 Landfill has been excluded as it is not an acceptable use within an existing developed employment land area

Search shortlist does not exclude the potential for a waste facility being developed on that employment land area, subject to compliance being able to be demonstrated with the Waste Local Plan through a planning application.

1.6 This report follows the approach recommended by Government policy including:

 the National Planning Policy Framework (NPPF) (2012);  the Waste Management Plan for England (2013);  the National Planning Policy for Waste (October 2014);  the Planning Practice Guidance on Waste (updated April 2015);  National Policy Statements for Waste Water and Hazardous Waste and any successor documents.

1.7 This report has also been informed by a study report prepared by BPP Consulting2 on the deliverability constraints associated with the use of employment land areas for waste management facilities. A workshop further exploring the viability of this approach was hosted by Essex County Council in May 2014. Attendees included representatives from:

 Essex County Council;  Braintree District Council;  Chelmsford Borough Council;  Colchester Borough Council;  Epping Forest District Council;  Basildon Borough Council;  Rochford District Council;  Southend-on-Sea Borough Council;

2 BPP Consulting. (2014). Essex County Council / Southend Borough Council Review of deliverability constraints associated with the use of industrial estates for waste management facilities Study Report. Version: Final 5.1. 17 October 2014

2. STUDY AREA

2.1 The study area for the assessment of areas of B2 and B8 employment land is defined by the administrative boundary for the County of Essex and the Borough of Southend-on-Sea as shown in Figure 2-1. This aligns with the plan area for the RWLP.

Figure 2-1: Study area

3. THE REPLACEMENT WASTE LOCAL PLAN

3.1. The RWLP will set out the vision, objectives and spatial strategy for dealing with waste in the study area up to 2032. The preparation of the RWLP began in 2009 and underwent consultation in 2010 and 2011.

3.2. Following consultation in 2011, preparation of the RWLP was put on hold while Essex County Council progressed with the preparation of the Replacement Essex Minerals Local Plan (REMLP). This plan was adopted in July 2014 after which work on the RWLP recommenced.

3.3. Since the initial preparation of the RWLP commenced, there have been a number of changes in planning policy relating to waste including the adoption of the National Planning Policy for Waste (published 16 October 2014) and the consequent changes to the Planning Practice Guidance for waste (last updated 15 April 2015). To reflect this new policy, Essex County Council is preparing an updated and revised Preferred Approach for the RWLP for public consultation as set out in the MWDS. In accordance with the MWDS, a further round of public consultation on the RWLP and its supporting documents took place in June – August 2015.

4. PURPOSE OF THIS REPORT

4.1. This report sets out the methodology and summarises the findings from an assessment of the suitability of employment land areas (as designated in district local plans) for three broad categories of waste management facilities:

 Enclosed waste management facilities, i.e. housed in buildings such as waste transfer stations and materials recovery facilities;  enclosed thermal waste management facilities, i.e. housed in buildings but with external flues and digestate piping such as energy recovery facilities and anaerobic digestion; and  open air waste management facilities such as aggregate recycling.

4.2. The purpose of this study is to inform the identification of Areas of Search to be included in the RWLP in order to aid in the provision of waste management facilities in suitable locations across the RWLP area. This report will form part of the evidence base in support of the RWLP.

4.3. The assessment is based on the assumption that those categories of waste management facilities identified above are generally compatible with Use Classes B2 (general industry) and B8 (storage or distribution) 3. This is in accordance with the National Planning Policy for Waste which states in Section 4 that when considering locations for waste management facilities, priority should be given, amongst other locational types, to sites identified for employment uses4. This was also a position taken in the Waste Development Document: Preferred Approach which was consulted on in 2011.

4.4. This assessment does not make recommendations in relation to:

 the number or scale of waste management facilities that should be provided;  how much land should be provided for the use of waste management facilities; and  the allocation of any specific sites within the Areas of Search for waste management facilities;  the suitability of brownfield land (degraded, contaminated or derelict land) or any other locality type which may be appropriate.

3 The review only concerns waste management facilities as opposed to other forms of waste disposal i.e. landfill 4 National Planning Policy for Waste, October 2014. Section 4, Page 5.

4.5. A quantification of the need for further waste management facilities, required to manage waste arisings within the RWLP area across the lifetime of the plan (2032), is set out within the Essex County Council and Southend-on-Sea Borough Council’s RWLP Capacity Gap Report 2014. The Capacity Gap Report identifies a deficit in capacity across a number of waste streams. Achieving a surplus was dependent on strategic waste facilities coming forward which has not currently transpired5. Therefore, the RWLP needs to be flexible and accommodate different means of facilities coming forward, including Areas of Search and separate locational criteria by which other potential sites can be assessed. The Areas of Search are intended to provide flexibility in the event that the sites that are proposed to be allocated in the RWLP are not delivered.

4.6. The process undertaken to identify Areas of Search has been coordinated by Essex County Council with input from Southend-on-Sea Borough Council and the districts and boroughs within Essex. Early iterations of the pro-formas were subject to discussions with district officers as part of the ‘Duty to Co- operate’ requirement.

4.7. The policy sections within this report are reflective of extant policy (as of 1st April 2015), and takes into account only those Local Plans and supporting documents which have been adopted.

4.8. The process for preparing the RWLP and its relationship to the assessment of employment land and the Duty to Co-operate is shown in Figure 4-1.

5 The Capacity Gap Report 2014 refers to three strategic Integrated Waste Management Facilities - Courauld Road (Tovi Eco Park), Rivenhall II and Stanway. Since that report was written, Tovi Eco Park is now operational. Rivenhall is yet to come forward although has extant planning permission whilst relevant planning permissions for an MBT facility at Stanway have expired and this latter facility has consequently not been taken forward into the Waste Local Plan.

Figure 4-1: Relationship between RWLP and this report

Issues and Options 2010:

Waste Core Strategy Waste Site Allocations and Development Control Policies

REPLACEMENT WASTE LOCAL Preferred Approach 2011: PLAN Waste Development Document

Revised Preferred Approach 2014: Waste Local Plan

Assessment of Duty to Employment Cooperate Land report

5. METHODOLOGY FOR THE ASSESSMENT OF EMPLOYMENT LAND

Overview

5.1. Three broad categories of waste management facilities were considered when undertaking the assessment of employment land areas. These three categories together with the waste management facilities that may fall within each category are listed in Table 5-1. No assessment was undertaken in relation to the individual types of waste management facilities within each category.

Table 5-1: Waste management facilities Category Waste management facility Transfer station Storage station Enclosed waste facilities Materials recovery facility In-vessel composting facility Mechanical biological treatment facility Combined heat and power facilities Gasification and pyrolysis facilities Enclosed thermal facilities Anaerobic digestion Autoclaving facilities Construction, demolition and excavation waste recycling facilities End of life vehicle recycling facilities Windrow composting facilities Open air facilities Waste water treatment works Inert landfill sites Non-hazardous landfill sites Hazardous landfill sites

5.2. To determine the general suitability of land for the location of a waste management facility, a clear and robust methodology to assess compatibility with land uses both within and surrounding existing employment land areas was developed. This four stage methodology has been applied as depicted in Figure 5-1 and is discussed further in this section. The results of the full assessment, from Stage 1 to Stage 4, can be found in Appendix B.

Figure 5-1: Overview of methodology for employment land review

STAGE 1

Collation of B2/B8 employment land data from the districts with

the subsequent identification of an ‘initial list’ of employment land

areas. Sites less than 0.65ha were considered to have failed Stage 1.

STAGE 2 Desktop assessment and sieve of ‘initial list’ through criteria to create a ‘long list’ of potentially suitable employment land areas.

Those areas which failed any of the exclusionary criteria or those

which had less than 0.65ha residual area remaining following an

application of the sieving criteria were considered to have failed

Stage 2.

This stage was subsequently revisited to exclude all sites where the sum total of the residual area equated to less than 3ha.

STAGE 3 Site visits and policy review of ‘long list’ to create ‘final list’ of potentially suitable employment land areas. Sites with policy constraints or othe r reasons for their exclusion (not associated with Stage 2) were considered to have failed Stage 3.

STAGE 4 Those sites where the total area of unconstrained plots over 0.65ha, once infrastructure impediments have been removed, and which total less than 3ha when all unconstrained plots over 0.65ha were summed were considered to have failed Stage 4.

Any area which passes Stage 4 is proposed as an Area of Search within this report.

5.3. As there has been a significant lapse of time since the re-commencement of the preparation of the RWLP (as highlighted in Section 3 of this report) this methodology has been undertaken over two key periods of time: 2011-2012 and 2014-2015. Some of the information gathered in the first tranche of work has been updated by the second tranche of work. A broad timeline depicting when each stage of the methodology has been undertaken is provided in Table 5-2.

5.4. In addition to these four stages, Essex County Council undertook informal engagement in 2012 and 2014. This is also depicted in Table 5-2 and included:

 informal engagement with district planning officers to request written feedback on the accuracy of the descriptions of each employment land area which met an initial assessment against environmental and social criteria (May 2012);  discussion at individual Essex County Council Duty to Co-operate meetings throughout early 2014;  a workshop hosted by Essex County Council and Southend-on-Sea and run by BPP Consultants with district officers in May 2014 in relation to the deliverability constraints associated with the use of employment land areas for waste management facilities;  interviews undertaken by BPP Consulting with the waste industry in relation to the deliverability constraints associated with the use of employment land area for waste management facilities. The outcome of this work is presented in the BPP Consulting - Review of deliverability constraints associated with the use of industrial estates for waste management facilities report (October 2014) available as part of the evidence base to the RWLP.

Table 5-2: Timeline of employment land review process Timeline Stage 2011 2012 2013 2014 2015 Stage 1 Stage 2 Stage 3 Stage 4 Engagement

Stage 1 – identification of employment land areas

5.5. Stage 1 involved identifying an ‘initial list’ of B2/B8 employment land areas within the study area. This was achieved through obtaining Geographic Information System (GIS) data from the districts and boroughs in Essex, as

well as Southend-on-Sea, which identified all land included within the B2 (general industry) and B8 (storage or distribution) Use Classes as designated by Local Plan policies. Although waste management facilities are ‘sui generis’ and do not fall into a Use Class, the nature of waste management facilities means that they can be considered to be able to be suitably located on land included in the B2 and / or B8 Use Class, where appropriate. This stance is supported by Section 4 of the National Planning Policy for Waste.

5.6. Data was obtained from the districts and Southend-on-Sea Borough Council firstly in 2011/2012 and then again in 2014. The data received in 2014 identified additional employment land areas to those originally identified from the 2012 data. It also provided more up to date information on employment land area boundaries and revised the names of a small number of estates.

5.7. This stage was first developed in 2011-2012 and was informed by the Waste Development Document: Preferred Approach (November 2011). This stated that 0.5ha or above is the minimum size threshold for a site to be suitable for a stand-alone waste management facility.

5.8. However, as stated in Table 5-3 below, this minimum site size threshold of 0.5ha was raised to 0.65ha in 2014 to reflect advice received from BPP Consulting on the deliverability / viability issues associated with the use of industrial estates for waste management facilities. Therefore, areas of less than 0.65ha were excluded at Stage 1 of the assessment.

Table 5-3: Policy and evidence used to inform Stage 1 sieving criteria Policy / evidence Description of how policy informed criteria Review of Provides key recommendations in relation to ensuring deliverability maximum deliverability of additional waste capacity on constraints employment land. Relevant recommendations for the review and assessment of sites were that the development of the associated with RWLP should seek to: the use of industrial estates  identify specific employment land areas no less than for waste 0.65ha in size, with good accessibility to waste arisings; management and facilities (BPP  include Areas of Search to support the direct site Consulting, 2014) allocations made in the RWLP.

Table 5-4: Stage 1 sieving criteria Criteria Standard Rationale Area size The employment Studies prepared in support of the review and land area must be assessment of employment land areas1 greater than concluded that land with an area of 0.65ha or 0.65ha greater is capable, in theory, of accommodating the majority of the different types of waste management facility. 1 BPP Consulting. (2014). Essex County Council / Southend Borough Council Review of deliverability constraints associated with the use of industrial estates for waste management facilities Study Report. Version: Final 5.1. 17 October 2014

Stage 2 – desktop assessment of employment land areas

5.9. Stage 2 involved the development and application of criteria for a desktop sieving exercise of the initial list of employment land areas identified in Stage 1. The purpose of Stage 2 was to generate a ‘long list’ of areas more realistically capable of supporting a waste management facility.

5.10. The criteria were first developed in 2011-2012 and were informed by the following:

1. Planning Policy Statement 10: Planning for Sustainable Waste Management (March 2011) (PPS10) - specifically, paragraphs 17-21 and Annex E o f PPS10 which provide guidance for identifying land for waste management facilities; 2. the Waste Development Document: Preferred Approach (November 2011) – specifically the ‘exclusionary criteria’ for site selection included in Appendix D; and

5.11. The exclusionary criteria in the Waste Development Document Preferred Approach included:

 highway, rail or water connection;  flood risk;  environmentally acceptable / designated site; and  land use compatibility.

5.12. The initial draft of sieving criteria utilised in 2012 therefore provided that:

 any employment land areas within 1km of a Natura 2000 site should be excluded;  any employment land area that falls partly or wholly within Flood Zone 3 should be excluded; and  any employment land area with inadequate access should be

excluded.

5.13. The criteria were re-assessed in 2014, including having regard to new policy within the National Planning Policy for Waste as well as the Planning Practice Guidance on Waste. Of the criteria highlighted in 5.12, the flooding criterion was modified in light of further consideration of the approach. Rather than discount a site entirely if all or part of the estate was covered by a Flood Zone 3 designation, it was considered that a site would now accord with the flooding criterion of Stage 2 if the sum of the area of land within the employment land area minus any area of the same land which is located within Flood Zone 3 equated to 0.65ha or more.

5.14. Table 5-5 summarises relevant information which informed the Stage 2 sieving criteria devised by Essex County Council. The full list of the actual criteria applied at Stage 2 is set out in Table 5-6 together with the rationale behind why each criterion was chosen.

Table 5-5: Policy and evidence used to inform Stage 2 sieving criteria Policy / evidence Description of how policy informed criteria National Planning Appendix 2 of the National Planning Policy for Waste 2014 Policy for Waste identifies the following key environmental and social constraints for waste management facilities which were considered in refining the criteria:

 protection of water quality and resources and flood risk management;  land instability;  landscape and visual impacts;  nature conservation;  conserving the historic environment;  traffic and access;  air emissions, including dust;  odours;  vermin and birds;  noise light and vibration;  litter;  potential land use conflict.

Planning Practice Provides information on identifying suitable sites and areas Guidance for which was considered when refining the criteria. It includes waste physical and environmental constraints which may limit the likely opportunities for accommodating suitable waste management facilities as well as the suitability of local transport infrastructure.

Waste Where site assessment criteria were utilised in the site Development assessment work and were not objected to as part of the public consultation on this document, they were carried

Policy / evidence Description of how policy informed criteria Document: forward into the methodology in this report. Preferred Approach 2011

Table 5-6: Stage 2 environmental and social sieving criteria Criteria Standard Rationale Access Land within the This criterion considers any access employment land impediment that could restrict the practical area must be able access to an industrial estate and to be accessed by subsequently a waste management facility e.g. (at minimum) by HGVs. Heavy Goods Vehicle (HGV) Access considerations for HGVs include:  road hierarchy e.g. trunk road, strategic Existing junction route; and access to  findings from transport assessments employment land undertaken for the districts; area must be safe  any weight restrictions along key routes; and able to  road width; accommodate  road length; additional traffic  adequate space for turning circle; movements as  adequate provision of queuing on site. required by waste management Considerations for junction capacity and safety facility. include:  road speed;  existing capacity at junctions;  nature of junctions e.g. left in, left out;  findings from transport assessments undertaken for the Districts;  adequate line of sight at key decision points;  accident records at each site.

The Highways Authority was consulted to identify any ‘showstoppers’ in relation to access. Currently inaccessible sites for which there is a Local Plan commitment to improve access are assessed as meeting this criterion.

Criteria Standard Rationale Proximity of Land must not be In line with the National Planning Policy for Natura 2000 within 1km of a Waste and the UK Habitats Regulations1, site Natura 2000 site waste management facilities should not have a significant (adverse) impact on Natura 2000 sites.

For the purposes of this criterion, it has been determined that where a waste management facility is located greater than 1km away from a Natura 2000 site it is unlikely to have a significant impact on the Natura 2000 site. This accords with Habitats Regulations Assessment criteria and was used in the production of the Waste Development Document: Preferred Approach 2011.

Criteria Standard Rationale Flood risk The sum of the Flood risk management has been considered area of land within in accordance with the National Planning the employment Policy for Waste and the NPPF and supporting land area minus Planning Practice Guidance. any area of the same land which is Flood Zone 3 is broken down into two Zones. located within Land included within Zone 3a has a high Flood Zone 3 must probability of river flooding or sea flooding. equate to 0.65ha Land included within Zone 3b encompasses or more. land where water has to flow to be stored in times of flood. It is essentially a flood plain.

The Planning Practice Guidance identifies waste management facilities (except for landfill and hazardous waste facilities) as being ‘less vulnerable’ to flood risk. Those uses that are classified as ‘less vulnerable’ are generally compatible within Flood Zones 1, 2 and 3a, but not within Zone 3b. However, as provided for in Local Plans, the sequential test should be applied, meaning that development should not be located in Flood Zone 3 unless it cannot be located in Flood Zone 1 or 2 (i.e. there is no alternative). In this instance, argument for overriding sustainable development should be demonstrated.

Having regard to this and the Environment Agency’s Flood Map for Planning, which does not differentiate between Flood Zone 3a and Flood Zone 3b, Flood Zone 3 in its entirety has been taken forward for the application of this criterion.

Employment land passes this criterion if the total area minus the area of any land included within Flood Zone 3 is a minimum of 0.65ha in size. This avoids ruling out land that is only partially or insignificantly included within Flood Zone 3.

Criteria Standard Rationale Sensitivity – Two standards Appendix B of the National Planning Policy for distance from have been applied Waste includes considerations for testing the sensitive to each suitability of sites for waste management receptors2 employment land facilities. Considerations relevant to this area as follows: criterion include:

A) For all waste  landscape and visual impacts; management  air emissions, including dust; facilities (except  odours; those  vermin and birds; generating bio-  noise, light and vibration. aerosols): Having regard to the current WLP, which sets The sum of the a requirement for landfill sites to be located at area of the land least 250m from sensitive receptors and the within the National Planning Policy for Waste, where employment waste management facilities generating bio- area minus the aerosols or contaminants from thermal area of that processes (e.g. pyrolysis / gasification) should land which is not be located within 250m of sensitive located within receptors, a separation distance of 250m from 100m of any sensitive receptors has been used by Essex sensitive County Council to screen sites for their receptor (i.e. suitability to host waste management facilities residential which may generate bio-aerosols. This property, includes those waste facilities included within school, or the enclosed thermal facilities category and hospital) must open air facilities category in Table 5-1 of this equate to report. 0.65ha or more. However, where waste management facilities B) For waste aren’t based on thermal processes or do not management generate bio-aerosols (e.g. enclosed waste facilities facilities listed in Table 5-1 of this report) a generating bio- reduced distance of 100m is considered more aerosols or reasonable in terms of their location from contaminants sensitive receptors. This is because these from thermal facilities are not considered to generate processes as significant air, odour or noise impacts and any for (A) except impacts can often be fully contained within the that the site. distance threshold is Similarly to the criterion relating to flood risk, increased to employment land passes this criterion if the 250m. total area minus the area of any land included within 100m or 250m of sensitive receptors is a minimum of 0.65ha in size. This avoids ruling out land that is only partially or insignificantly within 100m or 250m of sensitive receptors.

1 The UK Habitats Regulations are used to implement the EU Habitats Directive which protects certain species of plants and animals and requires Habitat Regulations Assessment of proposals that are likely to have a significant (adverse) impact on a Natura 2000 site 2 The sensitivity criterion does not take into account the proximity of local plan allocations for future residential development or other types of future ‘sensitive’ development

5.15. If an employment land area failed one or more of the criteria listed in Table 5-6 it was sieved out and not carried forward into Stage 3. The rationale for this is that each exclusionary criterion represents a key planning constraint that would need to be addressed if a planning application is submitted for a waste management facility, which may impact on deliverability. Therefore, all exclusionary criteria needed to be satisfied for an area to be taken forward to the next stage of assessment as a potential Area of Search. Further, the residual area remaining once the sensitivity constraints had been applied had to equate to 0.65ha or more to recognise that this was the minimum site size required for a waste management facility.

Stage 3 – site visits and policy review of ‘long list’

5.16. Stage 3 involved undertaking the following tasks to further sieve the long list of employment land areas to identify a ‘long list’ of areas potentially suitable for a waste management facility:

 site visits to each area to validate compatibility on the ground and the location of sensitive receptors and;  a review of local planning policy applicable to each employment land area to confirm in principle planning support for waste management facilities on land within each employment land area.

5.17. Site visits helped to validate the findings from Stage 2 including whether the existing units / land uses within the employment land area would actually fall within the definition of a B2 or B8 Use Class (i.e. units used for industrial process or used for storage or as a distribution centre). The site visits also helped to confirm sensitive receptors located in proximity to the employment land areas that may not have been accurately identified from the desktop GIS exercise undertaken in Stage 2.

5.18. A sense check was also applied in terms of existing uses on the site. For example, if a site was occupied by a single retailer or other company, it was excluded. It is considered that an industrial area with a number of commercial interests operating is more likely to experience ‘churn’, meaning that the opportunity of vacancies arising are more pronounced than those estates with single occupancy.

5.19. The review of Local Plans applicable to each employment land area identified:

1. general policies applicable to the development of employment land and; 2. policies applicable to specific employment land areas and surrounding land.

5.20. The following information was compiled for each employment land area as the output of this task:

 area description;  surrounding uses and sensitivity;  specific planning policy;  opportunities and constraints;  general comments and conclusions.

Stage 4 – further assessment and selection criteria

5.21. The final stage of the methodology identifies those employment land areas which are proposed to be identified as ‘Areas of Search’ for inclusion within the RWLP as potential suitable locations for waste management facilities.

5.22. The final list of employment land areas were selected by identifying sufficient unconstrained land in each employment area that in principle would be capable of being developed into a waste management facility. This was achieved through:

 mapping all individual plots (termed cadastral parcels) which make up each employment land area;  overlaying all constraints which impact the employment land area including the Stage 2 sieving criteria and any infrastructure impediments (roads, easements etc.) to identity remaining / residual unconstrained land within each plot;  identifying the total area (ha) of the unconstrained land and;  finally ruling out any of the long-listed employment land areas which had unconstrained plots of land (over 0.65ha) with a cumulative area of less than 3ha. Stage 2 was also revisited and those employment areas with a total unconstrained area less than 3ha were also excluded prior to mapping all individual plots within that employment area as part of Stage 4.

5.23. Therefore, of all the employment land areas assessed, only those employment land areas which included one or more individual unconstrained plots with an area greater than 0.65ha, and with a cumulative area of equal to, or greater than, 3ha when those plots over 0.65ha are totalled, have been proposed as Areas of Search.

5.24. The BPP Consulting 2014 report6 summarises that potential waste sites would ideally be greater than 3 hectares. Although it is recognised that the cadastral parcels that total in excess of 3ha may not be contiguous within any single employment land area following an application of the methodology, it is considered that this threshold value still provides more flexibility in identifying potential sites which could meet a range of developments of varying size and land take than a strict adherence to the minimum 0.65ha threshold.

5.25. In undertaking this stage of the methodology, the following constraints were separated in order to obtain an understanding of those employment land areas that could accommodate one or all of the following:

 enclosed waste management facilities (unconstrained cadastral parcel greater than 0.65ha is greater than 100m from sensitive receptors);  enclosed thermal waste facilities (unconstrained cadastral parcel greater than 0.65ha is greater than 250m from sensitive receptors) and;  open air waste management facilities (unconstrained cadastral parcel greater than 0.65ha is greater than 250m from sensitive receptors).

5.26. The resulting employment land areas were then categorised by district and type of waste management facility (i.e. those areas which are considered suitable for the location of enclosed facilities only and those which were considered suitable to accommodate any of the three broad facility types). This split is recognised in Appendix B by those employment areas which pass the criteria under Standard A (100m from sensitive receptors) and Standard B (250m from sensitive receptors). It is not proposed that Areas of Search are separately designated under each Standard, though it is highlighted which Areas of Search conform to both Standards.

5.27. It is important to note that Areas of Search are a guiding tool for potential development and do not circumnavigate the planning application process and its associated public consultation.

6 BPP Consulting. (2014). Essex County Council / Southend Borough Council Review of deliverability constraints associated with the use of industrial estates for waste management facilities Study Report. Version: Final 5.1. 17 October 2014

6. FINDINGS OF ASSESSMENT

Overview

6.1. The findings of the assessment of employment land areas are presented in this section under the relevant Stage of the methodology:

 Stage 1 – identification of employment land areas over 0.65ha  Stage 2 – desktop assessment of employment land areas  Stage 3 – site visits and policy review of ‘long list’  Stage 4 – further assessment and shortlisting

Stage 1 – identification of employment land areas over 0.65ha

6.2. An assessment of the data received from the districts and boroughs in Essex and Southend-on-Sea identified a total of 262 employment land areas (listed in Appendix A) equating to 2,244.01 hectares of land across the study area. These areas are primarily concentrated in the local authority areas of Basildon, Braintree, Chelmsford, Colchester and Harlow as shown in Table 6-1.

Table 6-1: Total employment land per local authority (calculated from Appendix B) Number of Area of land within Local authority area employment land each identified

areas area (ha) Basildon 14 477.90 Braintree 28 274.13 Brentwood 11 48.77 Castle Point 5 72.96 Chelmsford 33 184.89 Colchester 55 295.02 Epping Forest 18 101.02 Harlow 10 250.48 Maldon 23 98.13 Rochford 12 111.78 Southend-on-Sea 20 124.88 Tendering 17 132.57 Uttlesford 16 71.47 TOTAL 262 2,244.01

Stage 2 – desktop assessment of employment land areas

6.3. The assessment process carried out in Stage 2 reduced the total number of employment land areas potentially suitable for waste management facilities from 262 to 52.

6.4. The full assessment results for each of the 262 employment land areas are provided in Appendix B, with Stage 2 summarised in Table 6-2 below.

Table 6-2: Summary of Stage 2 assessment against sieving criteria Subsequent Number of number of Of which also areas areas meet Total areas District meeting meeting distance assessed sieving distance standard B criteria standard A (>250m) (>100m) Basildon 14 10 10 6 Braintree 28 7 7 3 Brentwood 11 3 3 1 Castle Point 5 0 0 0 Chelmsford 33 7 7 1 Colchester 55 6 6 2 Epping Forest 18 2 2 0 Harlow 10 3 3 2 Maldon 23 1 1 0 Rochford 12 5 5 0 Southend-on- Sea 20 3 3 1 Tendering 17 2 2 0 Uttlesford 16 3 3 0 TOTAL 262 52 52 16

6.5. A long list of employment land areas for each of the districts is provided within Table 6-3. It is noted that many employment land areas included in the long list include land within 100m of sensitive receptors and the majority of employment land areas include land within 250m of sensitive receptors, and therefore not all land within each employment land area will be suitable for the location of waste management facilities.

6.6. The type and siting of waste management facilities on land within each employment land area will be dependent on the proximity to sensitive receptors. Having regard to the sensitivity criterion in Table 5-4 it would only

be appropriate to locate enclosed waste management facilities on land greater than 100m away from sensitive receptors; and enclosed thermal waste management facilities and open air waste management facilities on land which is greater than 250m away from sensitive receptors.

Table 6-3: Long list of employment land areas by district Cumulative area (ha) minus land affected by District Long list of employment land areas flooding or within 100m of sensitive receptors Basildon 1. Burnt Mills Central 347.43 2. CNH Tractor Plant 3. Cranes Farm 4. Festival Leisure Park 5. Ford Research and Technical Centre 6. IFDS House 7. Pipps Hill 8. PMS International 9. Southfields Business Park 10. Wickford Business Park Braintree 1. Bluebridge Industrial Estate 137.29 2. Earls Colne Airfield 3. Eastways – Crittal Road – Waterside Park 4. Freebournes Industrial Estate 5. Skyline 120, Braintree 6. Springwood Industrial Estate Broomhills 7. Sturmer Industrial Area 1 Brentwood 1. Childerditch Industrial Estate Childerditch 23.70 Hall Drive 2. Hutton Industrial Estate 3. West Horndon Castle Point No sites passed the Stage 2 assessment 0 Chelmsford 1. Drovers Way 80.11 2. Dukes Industrial Park 3. Springfield Business Park 4. Temple Farm Industrial Estate 5. Templewood Industrial Estate 6. Westways 7. Widford Industrial Estate Colchester 1. Land off Axial Way Myland 118.79 2. Severalls Industry Park 3. Tollgate, Stanway 4. University and Land SE of Elmstead Road 5. Whitehall Road Industrial Estate

Cumulative area (ha) minus land affected by District Long list of employment land areas flooding or within 100m of sensitive receptors 6. Wilkinson Preserves Site Epping 1. Langston Road and Oakland 29.77 Forest 2. Sainsbury’s Distribution and Royal Gunpowder Park Harlow 1. London Road Laboratory Campus 173.63 2. Pinnacles and Roydonbury Industrial Estate 3. Temple Fields Maldon 1. Oval Park Technology Centre 8.84 Rochford 1. Aviation Way Industrial Estate 1 25.21 2. Aviation Way Industrial Estate 2 3. Brook Road Industrial Estate Rayleigh 4. Michelins Farm 5. South of Great Wakering Southend- 1. Progress Road 41.30 on-Sea 2. Stock Road 3. Temple Farm Tendering 1. Martell’s Industrial Area 16.30 2. Oakwood and Crusader Business Park Uttlesford 1. Ashdon Road Commercial Centre 20.98 2. Stansted Airport (Industrial estate associated with the airport) 3. Start Hill, Great Hallingbury

Stage 3 – site visits and policy review of ‘long list’

6.7. The existing uses identified within the employment land areas during site visits varied and generally included, but were not limited to:

 construction;  environmental technology;  manufacturing;  sale, maintenance and repair of vehicles;  supporting transport activities;  storage and distribution; and  waste management facilities.

6.8. The general employment planning policies for all districts support new

business and industrial uses within those areas identified as B2 and/or B8 land on the individual Proposal Maps accompanying each adopted Local Plan, provided that impacts on the surrounding area are minimised. Such impacts include those relating to noise, odour, dust, pollution, health and safety, visual, traffic generation and contamination. A summary of the general, non-site specific policies applicable to employment land on a district-by- district basis is provided in Appendix C.

6.9. As stated above, the National Planning Policy for Waste dated October 2014 supports waste management facilities within existing industrial sites where appropriate stating that waste planning authorities should ‘consider a broad range of locations including industrial sites, looking for opportunities to co- locate waste management facilities together’. Whilst this study restricts itself to industrial locations only, the Call for Sites procedure undertaken in 2010 and 2014 welcomed sites coming forward on any land type.

6.10. In addition to general employment land policies, some local plans include area specific policies. Conflict between area specific planning policy and the development of waste management facilities is highlighted in Appendix B where appropriate. Should a waste development proposal be in conflict with extant policy, this excludes the employment land from further consideration.

Stage 4 – further assessment and identification of Areas of Search

6.11. Stage 4 comprises a more detailed spatial assessment of those employment land areas which pass Stage 3. As previously explained, only those employment land areas which included one or more individual unconstrained plots each with an area greater than 0.65ha and with a cumulative area of equal to or greater than 3ha when those parcels over 0.65ha are totalled were considered for Areas of Search. Infrastructure impediments such as roundabouts where no development could take place were removed from the land which would be assessed as part of Stage 4.

6.12. The suggested preferred list of Areas of Search all include land that could be suitable for the future development of enclosed waste management facilities. Of these, 11 areas include land that could be suitable for the future development of enclosed thermal and open air waste management facilities.

6.13. Again, it is important to note that no distinction is made between those Areas of Search which comply with the 100m Standard and those which comply with the 250m Standard in terms of the designation of these Areas of Search. It is further recognised that, for example, open air waste management facilities would not be suitable in all areas identified as Areas of Search where compliance can be demonstrated with the 250m sensitivity criterion. Areas of

Search are a planning tool and any proposed development would need to demonstrate compliance with all extant planning policy, including those policies which seek to minimise potential amenity impacts such as dust and noise on the surrounding area.

6.14. Pro-formas were completed for all Areas of Search and include information on the area, surrounding uses, opportunities and constraints as well as area specific planning policy. These pro-formas are presented in Appendix D.

6.15. All shortlisted employment land areas recommended as Areas of Search, listed by district, are shown in Table 6-4 below. 34 such sites have been identified across Essex and Southend-on-Sea.

Table 6-4: Shortlisted employment land areas recommended for Areas of Search Approximate Approximate cumulative cumulative Shortlisted employment total Area of Shortlisted employment total Area of District land area >100m from Plots >0.65ha land area >250m from Plots >0.65ha sensitive receptors over 100m sensitive receptors over 250m from sensitive from sensitive receptors receptors Basildon 1) Burnt Mills Central 18.93ha 1) Burnt Mills Central 3.38ha 2) Festival Leisure Park 18.47ha 2) Festival Leisure Park 7.64ha 3) Pipps Hill 3) Southfield Business Park 19.84ha 4) Southfield Business 23.05ha Park 28.79ha Braintree 1) Bluebridge Industrial 8.86ha 1) Bluebridge Industrial 5.34ha Estate Estate 2) Earls Colne Airfield 9.54ha 2) Springwood Industrial 13.37ha 3) Eastways – Crittal 16.22ha Estate, Broomhills Road, Waterside Park Industrial Estate 4) Freebournes Industrial 16.55ha Estate 5) Skyline 120, Braintree 9.59ha 6) Springwood Industrial 31.45ha Estate, Broomhills Industrial Estate 6.59ha 7) Sturmer Industrial Area 1

Approximate Approximate cumulative cumulative Shortlisted employment total Area of Shortlisted employment total Area of District land area >100m from Plots >0.65ha land area >250m from Plots >0.65ha sensitive receptors over 100m sensitive receptors over 250m from sensitive from sensitive receptors receptors Brentwood 1) Childerditch Industrial 4.1ha There are no employment Estate, Childerditch Hall land areas within Brentwood Drive that include land greater than 2) West Horndon 13.02ha 250m from sensitive receptors that is suitable for future development of enclosed thermal and open air waste management facilities Castle Point There are no employment There are no employment land areas within Castle land areas within Castle Point Point that include land that include land greater than greater than 100m from 250m from sensitive receptors sensitive receptors that is that is suitable for future suitable for future development of enclosed development of enclosed thermal and open air waste waste management management facilities facilities Chelmsford 1) Drovers Way 7.07ha 1) Springfield Business Park 7.47ha 2) Dukes Industrial Park 7.88ha 3) Springfield Business 27.57ha Park

Approximate Approximate cumulative cumulative Shortlisted employment total Area of Shortlisted employment total Area of District land area >100m from Plots >0.65ha land area >250m from Plots >0.65ha sensitive receptors over 100m sensitive receptors over 250m from sensitive from sensitive receptors receptors 4) Temple Farm Industrial 7.96ha Estate 5) Westways 3.14ha 6) Widford Industrial Estate 6.39ha Colchester 1) Land off Axial Way, 30.53ha 1) Land off Axial Way, 12.20ha Myland Myland 2) Severalls Industry Park 30.31ha 2) Tollgate, Stanway 5.49ha 3) Tollgate, Stanway 4) Whitehall Road 15.25ha Industrial Estate 11.60ha Epping 1) Langston Road and 14.45ha There are no employment Forest Oakland land areas within Epping Forest that include land greater than 250m from sensitive receptors that is suitable for future development of enclosed thermal and open air waste management facilities

Approximate Approximate cumulative cumulative Shortlisted employment total Area of Shortlisted employment total Area of District land area >100m from Plots >0.65ha land area >250m from Plots >0.65ha sensitive receptors over 100m sensitive receptors over 250m from sensitive from sensitive receptors receptors Harlow 1) Pinnacles and 63.21ha 1) Pinnacles and Roydonbury 9.15ha Roydonbury Industrial Industrial Estates Estates 2) Temple Fields 2) Temple Fields 53.77ha 21.35ha Maldon There are no employment There are no employment land areas within Maldon land areas within Maldon that that include land greater include land greater than than 100m from sensitive 250m from sensitive receptors receptors that is suitable for that is suitable for future future development of development of enclosed enclosed waste thermal and open air waste management facilities management facilities Rochford 1) Aviation Way Industrial 5.63ha There are no employment Estate 2 land areas within Rochford 2) Michelins farm 6.66ha that include land greater than 250m from sensitive receptors that is suitable for future development of enclosed thermal and open air waste management facilities Southend-on- 1) Stock Road 8.25ha 1) Temple Farm 3.36ha

Approximate Approximate cumulative cumulative Shortlisted employment total Area of Shortlisted employment total Area of District land area >100m from Plots >0.65ha land area >250m from Plots >0.65ha sensitive receptors over 100m sensitive receptors over 250m from sensitive from sensitive receptors receptors Sea 2) Temple Farm 11.61ha Tendring 1) Martell’s Industrial Area 7.09ha There are no employment 2) Oakwood and Crusader land areas within Tendring Business Park 5.89ha that include land greater than 250m from sensitive receptors that is suitable for future development of enclosed thermal and open air waste management facilities Uttlesford 1) Ashdon Road 4.26ha There are no employment commercial Centre land areas within Uttlesford 2) Start Hill, Great 3.42ha that include land greater than Hallingbury 250m from sensitive receptors that is suitable for future development of enclosed thermal and open air waste management facilities

7. SUMMARY AND LIMITATIONS OF ASSESSMENT

7.1 This report details an assessment undertaken of land which is currently allocated for B2/B8 Use Class employment uses in all district and borough local plans across Essex and Southend-on-Sea. It assesses whether such land is suitable for waste management facilities when assessed against high level environmental, social and planning sieving criteria.

7.2 The method adopted to assess employment land areas presents some limitations in terms of the findings, in particular:

 the environmental and social sieving criteria applied at Stage 2, particularly the sensitivity analysis, were developed with a conservative approach in mind and may have resulted in some areas being sieved out unnecessarily. For example, site visits undertaken at Stage 3 identified that there are existing waste management facilities e.g. recycling facilities operating within 100m of sensitive receptors and other commercial / leisure activities. Further, sites ruled out by this assessment were found to contain a number of waste management uses;  highway assessments were not undertaken for all employment land areas, however this was for those areas where it became apparent that they would not progress further due to a failure to meet other criteria. No Areas of Search have been proposed without a highway assessment;  the review and sieving of employment land areas based on policy (at Stage 3) often relied on local plans that are pre-NPPF. No assessment was carried out of policy in emerging planning policy documents which are not yet adopted as these are still subject to change.  the methodology has not fully considered the availability of land or land ownership although this will be addressed through the public consultation of the RWLP. For example, property managers of those estates proposed as Areas of Search have been invited to partake in the public consultation.

7.3 The assessment of employment areas has identified differential capacity within individual districts to accommodate different types of waste management facilities and therefore the spatial distribution of Areas of Search across the districts is not equal. Again however, it is important to note that Areas of Search are a guidance tool and the omission of any particular employment land from an Area of Search does not preclude a waste application coming forward. Conversely, the inclusion of employment land as an Area of Search does not guarantee the delivery of a waste management facility. Any decision on a planning application will be made on the basis of extant planning policy contained both in the RWLP once adopted and the relevant district or borough local plan.

7.4 Across Essex and Southend-on-Sea, 34 Areas of Search are proposed; of which 11 have the potential, in terms of high level sieving criteria, to accommodate the range of waste management facilities.

8. NEXT STEPS

8.1. The potential Areas of Search will be further consulted upon as part of the formal RWLP consultation in June 2015 to:

 request feedback on the methodology employed in this report;  obtain views on the concept of Areas of Search as a policy tool within the RWLP (particularly for thermal facilities);  confirm alignment with emerging local plan policy and associated employment land reviews and;  understand opportunities and constraints to the delivery of waste management within those Areas of Search identified (e.g. land ownership and the availability of land).

8.2. The Areas of Search methodology has also been subjected to SA/SEA assessment , the findings of which can also be found in the evidence base supporting the consultation on the Waste Local Plan.

APPENDIX A: Land within B2/B8 Use Class as Identified by Districts Basildon

1. Burnt Mills Central 2. CNH Tractor Plant 3. Cranes Farm 4. Festival Leisure Park 5. Ford Research & Technical Centre 6. IFDS House 7. Pipps Hill 8. Pitsea Hall Lane 9. PMS International 10. Radford Way, Billericay 11. Southfields Business Park 12. The Hemnells 13. Wickford Business Park 14. Wrexham Road, Laindon

Braintree

1. Anglia Way 2. Arla Dairy Hatfiel Peverel 3. Benfield Way and East St Industrial Estate 4. Blois Meadow, Steeple Bumpstead 5. Bluebridge Industrial Estate 6. Bovingdon Road 7. Broomhills Industrial Estate 8. Broton Drive Industrial Estate 9. Central Park, Halstead 10. Chapel Hill 11. Crittall Works, Silver End 12. Earls Colne Airfield 13. Eastways - Crittal Road - Waterside Park 14. Factory Lane West - Kings Road Industrial Area, Halstead 1 15. Factory Lane West - Kings Road Industrial Area, Halstead 2 16. Fenn Road Depot 17. Freebournes Industrial Estate 18. Lakes Industrial Estate 19. Lakes Road Industrial Park 20. London Road, Kelvedon 21. North of Toppesfield Road, Great Yeldham 22. Premdor - Rippers Court - Everitt Way Sible Hedingham 23. Priors Way Industrial Area 24. Skitts Hill Site 25. Skyline 120, Braintree 26. Springwood Industrial Estate, Broomhills Industrial Estate 27. Sturmer Industrial Areas 1 28. Sturmer Industrial Areas 2

Brentwood

1. Academy Place and Car Showrooms 2. Brentwood Council Depot 3. Childerditch Ind Est, Childerditch Hall Drive 4. Grange Court 5. Hallsford Bridge Ind Est SE, Ongar 6. Hallsford Bridge Ind Est, Ongar 7. Hubert Road Industrial Estate 8. Hutton Industrial Estate 9. Kings Eight 10. Wates Way Business Park 11. West Horndon

Castle Point

1. Castle Lane and Rayleigh Road 2. Charfleets Industrial Estate 3. Land West of Roscommon Way 4. Manor Industrial Estate 5. Weir Retail Park

Chelmsford

1. 111 - 115 New London Road 2. Ashby House 3. BAE Research 4. Banters Lane Industrial Estate 5. Beehive Lane Works (E) 6. Beehive Lane Works (W) 7. Church St 8. Cromar Way 9. Danbury Royal British Legion Industrial Estate 10. Drakes Lane 11. Drovers Way 12. Dukes Industrial Park 13. East Hanningfield Industrial Estate 14. East of London Road 15. Eastwood 16. Hoffmans Way 17. Kingsdale 18. Marriages Mill and Kay Metzeler 19. Mayphil Industrial Estate 20. Navigation Road 21. Rignals Lane Industrial Estate 22. Rivermead 23. Salcotts Industrial Area 24. South Woodham Ferrers Industrial Area East

25. South Woodham Ferrers Industrial Area West 26. Springfield Business Park 27. Temple Farm Industrial Estate 28. Templewood Industrial Estate 29. Waltham Road 30. West of London Road 31. Westways 32. Widford Industrial Estate 33. Winsford Way

Colchester

1. 30 A Straight Road, Boxted 2. Adjacent 194 Cowdrey Avenue 3. Andersons Timber Yard 4. B&Q Site 5. Basket Works Site 6. Brook Street 7. Challenge Way 8. Chandlers Row (S Paxman's Site) 9. Clarendon Way 10. Cleghorn Tip 11. Digby Fairfax 12. Fordham Road North Site, Wormingford 13. Fordham Road South Site, Wormingford 14. Gosbecks Business Park 15. Hill Farm, Boxted 16. Holly Lodge Farm, Boxted 17. Ipswich Road, Langham 18. Kingsland Road 19. Land N of Hythe Station 20. Land off Axial Way, Myland 21. Langham Airfield 22. Lower Road Peldon 23. Maldon Road 24. Middleborough 25. Moorside, Eastgates Site, Triangle Site 1 26. Moorside, Eastgates Site, Triangle Site 2 27. Moorside, Eastgates Site, Triangle Site 3 28. NE of Gosbecks Road 29. Oak Farm 30. Packards Lane 31. Pantiles Farm 32. Paxman's Site 33. Picketts Farm 34. Poplar Nurseries 35. S of Pertwee Court 36. Sainsburys, London Road, Stanway 37. School Farm, Langham 38. Severalls Industry Park

39. Sheepen Road 40. Southway 41. St Peters street North 42. St Peters street South 43. Straight Road, Boxted East Side 44. Teardrop Site, Bruff Close 45. Tey Brook Centre, Great Tey Business Centre 46. The Folley 47. Tollgate, Stanway 48. Towerhouse Business Park 49. Travis Perkins Site 50. University And / Land of SE of Elmstead Road 51. Waldergaves Business Park 52. West Mersea 53. Whitehall Road Industrial Estate 54. Whitehouse Farm, Langham 55. Wilkinson Preserves Site

Epping Forest

1. 54 Centre Drive 2. Bower Hill Industrial Estate 3. Brooker Road Industrial Estate 4. Falconry Court Healthcare Centre 5. Former D of E site, Dunmow Road 6. Highbridge Retail Park 7. Hillgrove Business Park 8. Langston Road and Oakland 9. Merlin and Hurricane Way 10. Nazeing New Road Site 11. Parade Ground Site 12. Rectory Lane, Loughton 13. Sainsbury's Distribution Centre & Royal Gunpowder Park 14. Tesco, Sewardstone Road, Waltham Abbey 15. The Apron, North Weald 16. The Maltings Retail & Business Park 17. Tyler's Green 18. Weald Hall Lane Industrial Estate

Harlow

1. Burnt Mills Industrial Estate 2. Bush Fair Industrial Estate 3. Church Langley Way 4. Edinburgh Way 5. Howard Way Works 6. London Road Laboratory Campus 7. Oaks Retail Park 8. Perry Road Business and Industry Area 9. Pinnacles and Roydonbury Industrial Estates

10. Temple Fields

Maldon

1. Beckingham Business Park 2. Burnham Business Park 3. Burnham Business Park Extension 4. Hall Road Industrial Estate 5. Hallmark Industrial Estate 6. Langford Pumping station 7. Mapledene Works 8. Mayfair Industrial Estate 9. Mayland Industrial Estate 10. Oval Park Technology Centre 11. Springfield Indutrial Estate 12. Station Approach Industrial Area 13. The Causeway A 14. The Causeway B 15. The Causeway C 16. The Causeway D 17. The Causeway E 18. The Causeway F 19. The Causeway G 20. West Station 21. Woodrolfe Industrial Estate 22. Wycke Hill Business Park 23. Wycke Hill West Business Park

Rochford

1. Aviation Way Industrial Estate 1 2. Aviation Way Industrial Estate 2 3. Baltic Wharf 4. Brook Road Industrial Estate Rayleigh 5. Essex Marina 6. Imperial Park Ind Est 7. Michelins farm 8. Riverside Industrial Estate 9. Rocheway Ind Park Rochford N (Purdeys Ind Est) 10. Rocheway Ind Park Rochford S (Purdeys Ind Est) 11. South of Great Wakering 12. Swaines Ashingdon

Southend-on-Sea

1. Airborne Close 2. Airborne Industrial Estate 3. Aviation Way 4. Campfield Road 5. Comet Way 6. Grainger Close 7. Laurence Industrial Estate 8. Prince Close 9. Priory Works 10. Prittle Brook Industrial Estate 11. Progress Road 12. Shoebury Garrison 13. Short Street 14. Stock Road 15. Temple Farm 16. Terminal Close 17. Thanet Grange 18. Tickfield Avenue 19. Towerfield Road 20. Vanguard Way

Tendring

1. Europa Way Industrial Estate 2. Ford Road 3. Gorse Lane Industrial Estate 4. Great Bentley Industrial Estate 5. Harwich International Park 6. Kirby Cross Trading Estate 7. Land East of Pond Hall Farm Dovercourt 8. Land North of Carless Refinery Parkeston 9. Land north of Paskells Timber Yard 10. Land West of Station Road Parkeston 11. Lawford Dale Ind Est 12. Martell's Industrial Area 13. Morses Lane Ind Est 14. Oakwood & Crusader Business Park 15. Oxford Road N 16. Oxford Road S 17. Valleybridge Industrial Estate

Uttlesford

1. Ashdon Road Commercial Centre 2. Chelmsford Road Industrial Estate 3. Flitch Industrial Estate 4. Golds Nursery Business Park 5. Hoblongs Ind Est

6. Land NE of Elsenham 7. Oak Industrial Estate 8. Ongar Road Industrial Estate 9. Parsonage Farm 10. Printpack Radwinter Road 11. Shire Hill, Saffron Walden 12. Stansted Airport 13. Start Hill, Great Hallingbury 14. Takeley Neotronics 15. Thaxted Molecular Products 16. Wendens Ambo Bearwalden Industrial Estate

APPENDIX B: Full Results of Stage 1 to Stage 4 Assessment

Stage 1 Stage 2 Stage 3 Stage 4 (a) Residual area (b) Residual area Approximate Approximate (ha). Total area (ha). Total area Sum Total Area Sum Total Area Shortlisted Acceptable Area (ha) of Area (ha) Area (ha) minus land minus land Within 1km Any further reason of Residual of Residual (if all tests are access to land affected within 100m within 250m affected by affected by Employment Land Area Area (pass if of a Natura for exclusion? Plots >0.65ha Plots >0.65ha satisfied, employment by Flood Zone of sensitive of sensitive flooding or flooding or Name >0.65ha) 2000 site (pass if no further and over 100m and over 250m location is land area (pass 3 (informs (a) receptors receptors within 100m of within 250m of (pass if N) reason) from sensitive from sensitive proposed as an if Y) and (b)) (informs (a)) (informs (b)) sensitive sensitive uses (pass if uses (pass if Area of Search) receptors (pass if receptors >3ha) >3ha) >3ha) (pass if >3ha) Basildon - Burnt Mills 74.12 Y N 1.22 22.37 63.67 51.06 10.29 18.93 3.38 Y Central Basildon - CNH Tractor 39.79 Y N 0 1.34 16.54 38.45 23.25 Single occupancy Plant Policy BAS SH8 – Local Shopping Centres of the Basildon Local Plan Saved Policies 2007 states that non shop uses will be permitted if they would not materially detract from Basildon - Cranes Farm 78.83 Y N 0 21.59 72.46 57.24 6.37 amenity. It is not considered that waste development would always detract from amenity but this stance contradicts the general acceptability for waste uses offered by Areas of Search Basildon - Festival 23.19 Y N 0.08 1.86 14.48 21.26 8.71 18.47 7.64 Y Leisure Park

Policy BAS E5 – Ford Research and Development Centre of the Basildon Local Plan Basildon - Ford Saved Policies 2007 Research & Technical 78.58 Y N 0 0.08 15 78.5 63.58 states that this area Centre shall only be developed for automotive research, design and development

Basildon - IFDS House 11.39 Y N 0 6.78 11.39 4.61 0 Single occupancy Basildon - Pipps Hill 58.22 Y N 0.01 20.53 55.61 37.69 2.61 23.05 Y Basildon - Pitsea Hall 2.35 Y N 2.19 1.15 2.35 0.16 0 Lane

Stage 1 Stage 2 Stage 3 Stage 4 (a) Residual area (b) Residual area Approximate Approximate (ha). Total area (ha). Total area Sum Total Area Sum Total Area Shortlisted Acceptable Area (ha) of Area (ha) Area (ha) minus land minus land Within 1km Any further reason of Residual of Residual (if all tests are access to land affected within 100m within 250m affected by affected by Employment Land Area Area (pass if of a Natura for exclusion? Plots >0.65ha Plots >0.65ha satisfied, employment by Flood Zone of sensitive of sensitive flooding or flooding or Name >0.65ha) 2000 site (pass if no further and over 100m and over 250m location is land area (pass 3 (informs (a) receptors receptors within 100m of within 250m of (pass if N) reason) from sensitive from sensitive proposed as an if Y) and (b)) (informs (a)) (informs (b)) sensitive sensitive uses (pass if uses (pass if Area of Search) receptors (pass if receptors >3ha) >3ha) >3ha) (pass if >3ha) Basildon - PMS 7.1 Y N 0.8 1.94 5.52 4.35 0.77 Single occupancy International Basildon - Radford Way, 13.3 Y N 0 11.56 13.3 1.74 0 Billericay Basildon - Southfields 42.9 Y N 0 0.66 15.2 42.24 27.7 28.79 19.84 Y Business Park

Basildon - The Hemnells 8.92 Y N 0 8.24 8.92 0.68 0

Basildon - Wickford 34.58 Y N 0.01 22.55 32.82 12.03 1.76 1.72 Business Park Basildon - Wrexham 4.64 Y N 0 4.18 4.64 0.47 0 Road, Laindon

No assessment Braintree - Anglia Way 1.11 N 0 1.11 1.11 0 0 undertaken

Braintree - Arla Dairy No assessment 4.16 N 0 3.29 4.16 0.86 0 Hatfiel Peverel undertaken

Braintree - Benfield Way and East St Industrial 5.9 Y N 0 4.83 5.9 1.07 0 Estate

Braintree - Blois No assessment Meadow, Steeple 0.67 N 0.01 0.67 0.67 0 0 undertaken Bumpstead

Braintree - Bluebridge 22.94 Y N 0 4.93 14.01 18.01 8.92 8.86 5.34 Y Industrial Estate

Braintree - Bovingdon No assessment 0.7 N 0.47 0.7 0.7 0 0 Road undertaken

Braintree - Broomhills 3.11 Y N 0 3.09 3.11 0.02 0 Industrial Estate

Braintree - Broton Drive No assessment 2.07 N 0.07 2.06 2.07 0 0 Industrial Estate undertaken

Braintree - Central Park, 2.25 Y N 0 1.72 2.25 0.53 0 Halstead Braintree - Chapel Hill 6.75 Y N 0 3.94 6.75 2.81 0

Braintree - Crittall No assessment 3.91 N 0 3.84 3.91 0.07 0 Works, Silver End undertaken

Braintree - Earls Colne 11.43 Y N 0 1.33 10.13 10.1 1.31 9.54 Y Airfield

Braintree - Eastways - Crittal Road - Waterside 39.65 Y N 0 15.82 35.2 23.84 4.45 16.22 2.05 Y Park

Braintree - Factory Lane West - Kings Road No assessment 2.76 N 0.04 2.76 2.76 0 0 Industrial Area, Halstead undertaken 1

Braintree - Factory Lane West - Kings Road No assessment 0.56 N 0 0.56 0.56 0 0 Industrial Area, Halstead undertaken 2

Braintree - Fenn Road No assessment 0.81 N 0 0.81 0.81 0 0 Depot undertaken

Braintree - Freebournes 43.79 Y N 0 21.97 43.11 21.82 0.68 16.55 Y Industrial Estate

Braintree - Lakes 5.78 Y N 0 5.18 5.78 0.6 0 Industrial Estate

Braintree - Lakes Road No assessment 1.65 N 0 1.65 1.65 0 0 Industrial Park undertaken

Braintree - London No assessment 1.05 N 0 1.05 1.05 0 0 Road, Kelvedon undertaken Braintree - North of No assessment Toppesfield Road, Great 4.94 N 0 3.49 4.94 1.45 0 undertaken Yeldham Braintree - Premdor - Rippers Court - Everitt 9.66 Y N 0.96 9.66 9.66 0 0 Way Sible Hedingham

Braintree - Priors Way No assessment 3.69 N 0 3.1 3.69 0.59 0 Industrial Area undertaken

Braintree - Springwood Industrial Estate, 59.47 Y N 0 18.44 44.1 41.03 15.37 31.45 13.37 Y Broomhills Industrial Estate

Braintree - Sturmer 11.04 Y N 0 2.72 9.82 8.32 1.22 6.59 Y Industrial Areas 1

Braintree - Sturmer No assessment 0.82 N 0 0 0 0.82 0.82 Industrial Areas 2 undertaken

Brentwood - Academy No assessment Place and Car 1.63 N 0 1.63 1.63 0 0 undertaken Showrooms

Brentwood - Brentwood 4.34 Y N 0 3.64 4.34 0.7 0 Council Depot

Brentwood - Childerditch Ind Est, Childerditch Hall 4.79 Y N 0 0.68 4.79 4.11 0 4.10 Y Drive

Brentwood - Grange No assessment 0.31 N 0 0.31 0.31 0 0 Court undertaken

Brentwood - Hallsford Bridge Ind Est SE, 0.65 N N 0 0 0.01 0.65 0.64 Ongar

Brentwood - Hallsford 2.88 N N 0.28 0 1.95 2.6 0.93 Bridge Ind Est, Ongar Brentwood - Hubert No assessment 5.42 N 0 5.15 5.42 0.27 0 Road Industrial Estate undertaken Brentwood - Hutton 10.98 Y N 0 5.6 10.66 5.37 0.31 1.44 Industrial Estate

No assessment Brentwood - Kings Eight 0.19 N 0 0.19 0.19 0 0 undertaken

Brentwood - Wates Way 1.03 Y N 0 1.03 1.03 0 0 Business Park

Castle Point - Castle Lane and Rayleigh 8.48 Y N 0 7.36 8.48 1.12 0 Road

Castle Point - Charfleets 27.84 Y N 27.84 20.72 27.84 0 0 Industrial Estate

Castle Point - Land No assessment West of Roscommon 21.38 N 21.38 0.87 8.21 0 0 undertaken Way

Castle Point - Manor 15.02 Y N 0 12.81 15.02 2.21 0 Industrial Estate Castle Point - Weir 0.24 Y N 0 0.24 0.24 0 0 Retail Park

Chelmsford - 111 - 115 No assessment 0.56 N 0 0.56 0.56 0 0 New London Road undertaken

Chelmsford - Ashby No assessment 0.09 N 0 0.09 0.09 0 0 House undertaken

Chelmsford - BAE 4.62 N N 0 3.43 4.62 1.19 0 Research Chelmsford - Banters 1.14 Y N 0 1.14 1.14 0 0 Lane Industrial Estate Chelmsford - Beehive 1.14 N N 0 1.14 1.14 0 0 Lane Works (E) Chelmsford - Beehive 0.79 Y N 0 0.79 0.79 0 0 Lane Works (W) Chelmsford - Church St 2.25 N N 0 2.25 2.25 0 0 Chelmsford - Cromar 2.19 Y N 0 2.19 2.19 0 0 Way

Chelmsford - Danbury Royal British Legion 0.89 Y N 0 0.89 0.89 0 0 Industrial Estate

Chelmsford - Drakes 2.18 N N 0 0 0.01 2.18 2.17 Lane

Chelmsford - East Hanningfield Industrial 1.23 N N 0 1.04 1.23 0.19 0 Estate

Chelmsford - East of No assessment 0.68 N 0.12 0.68 0.68 0 0 London Road undertaken

Chelmsford - Eastwood 1.52 N N 0 1.32 1.52 0.2 0

Chelmsford - Hoffmans 1.23 N N 0 0.39 1.23 0.83 0 Way No assessment Chelmsford - Kingsdale 1.24 N 0 1.03 1.24 0.21 0 undertaken Chelmsford - Marriages 3.05 N N 0 1.7 3.05 1.35 0 Mill and Kay Metzeler Chelmsford - Mayphil 2.27 N Y 2.27 2.17 2.27 0 0 Industrial Estate

Chelmsford - Navigation No assessment 0.92 N 0 0.92 0.92 0 0 Road undertaken

Chelmsford - Rignals 1.66 N N 0 1.66 1.66 0 0 Lane Industrial Estate

Chelmsford - Rivermead 1.54 N N 0.94 1.21 1.54 0 0

Chelmsford - Salcotts 4.21 Y Y 4.15 1.29 4.21 0.02 0 Industrial Area

Chelmsford - South Woodham Ferrers 7.1 Y Y 0 4.71 7.1 2.39 0 Industrial Area East

Chelmsford - South Woodham Ferrers 3.92 Y Y 0 3.38 3.92 0.54 0 Industrial Area West

Chelmsford - Springfield 37.46 Y N 1.18 8.13 29.95 28.8 7.51 27.57 7.47 Y Business Park

Chelmsford - Templewood Industrial 5.86 Y N 0 1.65 5.86 4.21 0 2.88 Estate

Chelmsford - Waltham 1.95 N N 0.17 0.65 1.95 1.14 0 Road

Chelmsford - West of No assessment 1.05 N 0.15 1.05 1.05 0 0 London Road undertaken

Chelmsford - Westways 10.3 Y N 0 6.31 10.3 3.99 0 3.14 Y

Chelmsford - Widford 24.01 Y N 0 11 23.53 13.01 0.47 6.39 Y Industrial Estate Chelmsford - Winsford 3.77 Y N 0 3.75 3.77 0.01 0 Way Colchester - 30 A No assessment 0.74 N 0 0.62 0.74 0.12 0 Straight Road, Boxted undertaken Colchester - Adjacent 0.73 Y N 0 0.69 0.73 0.04 0 194 Cowdrey Avenue

Colchester - Andersons 8.06 N N 0 6 8.06 2.06 0 Timber Yard Colchester - B&Q Site 3.78 Y N 3.78 3.7 3.78 0 0 Colchester - Basket 0.9 Y N 0 0.81 0.9 0.09 0 Works Site Colchester - Brook No assessment 0.39 N 0 0.39 0.39 0 0 Street undertaken Colchester - Challenge 1.92 Y N 0 1.92 1.92 0 0 Way

Colchester - Chandlers 1.3 Y N 0 1.3 1.3 0 0 Row (S Paxman's Site)

Colchester - Clarendon 1.29 Y N 0 1.29 1.29 0 0 Way

Colchester - Cleghorn No assessment 2.12 N 0 1.12 2.12 1 0 Tip undertaken

Colchester - Digby No assessment 0.75 N 0.45 0.75 0.75 0 0 Fairfax undertaken

Colchester - Fordham Road North Site, 0.94 N N 0 0.3 0.94 0.64 0 Wormingford

Colchester - Fordham Road South Site, 1.02 N N 0 0.7 1.02 0.32 0 Wormingford

Colchester - Gosbecks 9.57 Y N 0 9.35 9.57 0.21 0 Business Park Colchester - Hill Farm, 1.26 Y N 0 1.09 1.26 0.17 0 Boxted Colchester - Holly Lodge No assessment 0.22 N 0 0.22 0.22 0 0 Farm, Boxted undertaken Colchester - Ipswich 1.06 N N 0 0 1.06 1.06 0 Road, Langham Colchester - Kingsland 1.52 N Y 0 1.52 1.52 0 0 Road Colchester - Land N of 5.42 Y N 5.02 4.35 5.42 0 0 Hythe Station Colchester - Land off 34.86 Y N 0 3.96 22.44 30.9 12.42 30.53 12.20 Y Axial Way, Myland Colchester - Langham 2.44 Y N 0 1.02 2.44 1.42 0 Airfield Colchester - Lower No assessment 0.09 N 0 0.09 0.09 0 0 Road Peldon undertaken Colchester - Maldon 3.2 Y N 0 2.92 3.2 0.29 0 Road Colchester - No assessment 1.92 N 0.76 1.9 1.92 0.02 0 Middleborough undertaken Colchester - Moorside, Eastgates Site, Triangle 1.77 N N 0 1.77 1.77 0 0 Site 1

Colchester - Moorside, Eastgates Site, Triangle 5.02 N N 0.05 4.95 5.02 0.06 0 Site 2

Colchester - NE of 9.57 Y N 0 9.35 9.57 0.21 0 Gosbecks Road

No assessment Colchester - Oak Farm 0.22 N 0 0.16 0.22 0.06 0 undertaken

Colchester - Packards 0.88 N N 0 0.1 0.88 0.78 0 Lane

Colchester - Pantiles No assessment 0.47 Y 0 0.43 0.47 0.04 0 Farm undertaken

Colchester - Paxman's 3.22 Y N 0 3.18 3.22 0.04 0 Site Colchester - Picketts 0.55 Y N 0 0.55 0.55 0 0 Farm Colchester - Poplar 2.51 N N 0 0.45 2.51 2.06 0 Nurseries Colchester - S of 0.99 Y N 0.79 0.99 0.99 0 0 Pertwee Court

Colchester - Sainsburys, No assessment 6.58 N 0 3.88 6.58 2.69 0 London Road, Stanway undertaken

Colchester - School 1.08 N N 0 1.08 1.08 0 0 Farm, Langham Colchester - Severalls 73.01 Y N 0 31.22 72.18 41.79 0.83 30.31 Y Industry Park Colchester - Sheepen No assessment 1.41 N 0.02 1.41 1.41 0 0 Road undertaken No assessment Colchester - Southway 1 N 0 1 1 0 0 undertaken Colchester - St Peters No assessment 0.25 N 0 0.25 0.25 0 0 street North undertaken Colchester - St Peters No assessment 0.18 N 0 0.18 0.18 0 0 street South undertaken Colchester - Straight 0.48 Y N 0 0.46 0.48 0.02 0 Road, Boxted East Side

Colchester - Tey Brook Centre, Great Tey 0.8 Y N 0.08 0 0.8 0.72 0 Business Centre

No assessment Colchester - The Folley 0.35 N 0 0.35 0.35 0 0 undertaken

Colchester - Tollgate, 29.97 Y N 0 13.58 24.44 16.39 5.52 15.25 5.49 Y Stanway

Colchester - Towerhouse Business 4.14 Y N 0 1.27 4.14 2.87 0 Park

Colchester - Travis 0.56 Y N 0.56 0.56 0.56 0 0 Perkins Site Colchester - University And / Land of SE of 11.82 Y N 1.34 2.97 11.37 8.63 0.45 Single occupancy Elmstead Road

Colchester - Waldergaves Business 1.9 N Y 0 0.51 1.9 1.39 0 Park

Colchester - West No assessment 0.4 Y 0.13 0.4 0.4 0 0 Mersea undertaken

Colchester - Whitehall 37.45 Y N 1.65 20.91 35.46 15.94 1.99 11.60 Y Road Industrial Estate

Colchester - Whitehouse 2.45 Y N 0 1.99 2.45 0.46 0 Farm, Langham

The adopted Tiptree Jam Factory Plan 2013 makes provision for the Colchester - Wilkinson reconfiguration of 8.99 Y N 0 3.85 8.2 5.14 0.79 Preserves Site the existing employment use and additional residential development.

Epping - Bower Hill 2.22 N N 0 2.2 2.22 0.02 0 Industrial Estate Epping - Brooker Road 9.54 Y N 1.24 9.5 9.54 0.03 0 Industrial Estate Epping - Falconry Court 0.5 N N 0 0.5 0.5 0 0 Healthcare Centre

Epping - Former D of E No assessment 1.13 N 0 1.13 1.13 0 0 site, Dunmow Road undertaken

Epping - Highbridge 1.38 Y Y 1.33 1.32 1.38 0 0 Retail Park Epping - Hillgrove 3.85 N N 3.76 2.33 3.85 0 0 Business Park Epping - Langston Road 34.05 Y N 2.2 13.68 31.2 18.22 2.13 14.45 Y and Oakland Epping - Merlin and 8.31 Y N 0 7.23 8.31 1.08 0 Hurricane Way Epping - Nazeing New 2.87 N N 2.87 2.51 2.87 0 0 Road Site Epping - Parade Ground 1 Y N 0 1 1 0 0 Site Epping - Rectory Lane, No assessment 0.22 Y 0 0.22 0.22 0 0 Loughton undertaken Epping - Sainsbury's Distribution Centre & 23.07 Y N 1.29 10.71 23.07 11.55 0 Single occupancy Royal Gunpowder Park Epping - Tesco, Sewardstone Road, 3.17 Y N 0 3.17 3.17 0 0 Waltham Abbey Epping - The Apron, 4.71 Y N 0 2.24 4.71 2.47 0 North Weald

Epping - The Maltings No assessment 1.84 N 0.79 1.84 1.84 0 0 Retail & Business Park undertaken Epping - Tyler's Green 1.1 Y N 0 1.07 1.1 0.03 0 Epping - Weald Hall 1.09 Y N 0.03 1.09 1.09 0 0 Lane Industrial Estate

Harlow - Church No assessment 0.26 N 0 0.26 0.26 0 0 Langley Way undertaken

No assessment Harlow - Edinburgh Way 6.31 N 1.7 5.16 6.31 1.05 0 undertaken

Harlow - Howard Way 1.73 N N 0 0.94 1.73 0.79 0 Works

Harlow - London Road No assessment 8.75 N 0 4.8 8.75 3.95 0 Single occupancy Laboratory Campus undertaken

Harlow - Oaks Retail 0.32 Y N 0 0.14 0.32 0.19 0 Park Harlow - Perry Road No assessment Business and Industry 4.17 N 0 4.17 4.17 0.01 0 undertaken Area Harlow - Pinnacles and Roydonbury Industrial 122.44 Y N 0 30.43 107.85 92.02 14.59 63.21 9.15 Y Estates

Harlow - Temple Fields 97.56 Y N 0.04 19.86 70.49 77.66 27.06 53.77 21.35 Y

Maldon - Beckingham 6.44 N N 0 2.55 5.59 3.9 0.85 Business Park Maldon - Burnham 4.36 Y Y 0 0.21 3.08 4.16 1.28 Business Park

Maldon - Burnham Business Park 3.43 Y Y 0 0 1.74 3.43 1.69 Extension

Maldon - Hall Road 0.65 Y N 0 0.65 0.65 0 0 Industrial Estate Maldon - Hallmark 1.72 Y N 0 1.6 1.72 0.13 0 Industrial Estate Maldon - Langford 2.07 Y N 0.06 1.23 2.07 0.84 0 Pumping station Maldon - Mapledene 2.06 Y N 0.97 1.73 2.06 0.01 0 Works

Stage 1 Stage 2 Stage 3 Stage 4 (a) Residual area (b) Residual area Approximate Approximate (ha). Total area (ha). Total area Sum Total Area Sum Total Area Shortlisted Acceptable Area (ha) of Area (ha) Area (ha) minus land minus land Within 1km Any further reason of Residual of Residual (if all tests are access to land affected within 100m within 250m affected by affected by Employment Land Area Area (pass if of a Natura for exclusion? Plots >0.65ha Plots >0.65ha satisfied, employment by Flood Zone of sensitive of sensitive flooding or flooding or Name >0.65ha) 2000 site (pass if no further and over 100m and over 250m location is land area (pass 3 (informs (a) receptors receptors within 100m of within 250m of (pass if N) reason) from sensitive from sensitive proposed as an if Y) and (b)) (informs (a)) (informs (b)) sensitive sensitive uses (pass if uses (pass if Area of Search) receptors (pass if receptors >3ha) >3ha) >3ha) (pass if >3ha) Maldon - Mayfair 1.84 Y N 0.06 1.43 1.84 0.36 0 Industrial Estate Maldon - Mayland 1.54 Y Y 0 1.22 1.54 0.32 0 Industrial Estate Maldon - Oval Park Integrated 11.75 Y N 0.05 2.91 10.33 8.84 1.42 Technology Centre technology hub Maldon - Springfield 4.28 Y Y 0 1.99 4.28 2.28 0 Indutrial Estate

Maldon - Station Approach Industrial 1.87 Y Y 0 1.87 1.87 0 0 Area

Maldon - The Causeway No assessment 3.78 Y 3.78 3.57 3.78 0 0 A undertaken

Maldon - The Causeway No assessment 2.28 Y 2.28 2.28 2.28 0 0 B undertaken

Maldon - The Causeway No assessment 7.03 Y 7.03 5.92 7.03 0 0 C undertaken

Maldon - The Causeway No assessment 20.71 Y 20.71 4.8 18.44 0 0 D undertaken

Maldon - The Causeway No assessment 3.53 Y 3.53 3.39 3.53 0 0 E undertaken

Maldon - The Causeway No assessment 1.86 Y 1.86 1.84 1.86 0 0 F undertaken

Maldon - The Causeway No assessment 4.41 Y 4.41 4.41 4.41 0 0 G undertaken Maldon - West Station 3.88 Y N 0 3.88 3.88 0 0 Maldon - Woodrolfe 4.12 N Y 1.51 3.26 4.12 0.86 0 Industrial Estate Maldon - Wycke Hill 4.03 Y N 0 2.49 4.03 1.53 0 Business Park Maldon - Wycke Hill No assessment 0.49 N 0 0.49 0.49 0 0 West Business Park undertaken Rochford - Aviation Way 13.97 Y N 1.18 8.59 13.95 4.69 0 1.55 Industrial Estate 1

Rochford - Baltic Wharf 16.17 Y Y 15.93 1.6 9.7 0.24 0.12

Rochford - Brook Road Industrial Estate 13.2 Y N 0 8.57 13.2 4.63 0 0 N Rayleigh

Rochford - Essex No assessment 4.05 Y 4.05 1.56 4.05 0 0 Marina undertaken

Rochford - Imperial Park 2.36 Y N 0 2.3 2.36 0.06 0 Ind Est Rochford - Michelins 8.81 Y N 0 2.08 7.58 6.73 1.22 6.66 Y Farm

Rochford - Riverside No assessment 0.34 N 0.3 0.34 0.34 0 0 Industrial Estate undertaken

Rochford - Rocheway Ind Park Rochford N 9.73 N Y 0.08 0 2.38 9.65 7.3 (Purdeys Ind Est)

Rochford - Rocheway Ind Park Rochford S 27.82 Y Y 5 9.51 26.94 14.51 0.68 (Purdeys Ind Est)

Rochford - South of 3.2 Y N 0 0 0.33 3.2 2.87 2.90 Great Wakering

Rochford - Swaines No assessment 0.46 N 0 0.46 0.46 0 0 Ashingdon undertaken

Southend - Airborne 2.02 Y N 0 1.56 2.02 0.46 0 Close

Southend - Airborne No assessment 1.39 N 0 1.38 1.39 0.01 0 Industrial Estate undertaken

Southend - Aviation 1.59 Y N 0.61 0.16 1.59 0.98 0 Way Southend - Campfield 6.13 Y Y 0 3.42 6.13 2.71 0 Road

Southend - Comet Way 7.17 Y N 2.37 5.55 7.17 1.61 0

Southend - Prince Close 0.9 N N 0 0.9 0.9 0 0

Southend - Priory Works 0.96 N N 0 0.96 0.96 0 0

Southend - Prittle Brook 7.71 Y N 5.57 3.68 7.71 1.14 0 Industrial Estate

Southend - Progress 21.46 Y N 2.21 9.09 21.46 11.64 0 2.87 Road Southend - Shoebury 0.94 Y Y 0 0.94 0.94 0 0 Garrison No assessment Southend - Short Street 4.03 N 0 3.27 4.03 0.76 0 undertaken

Southend - Stock Road 21.4 Y N 0.64 5.85 21.4 15.06 0 8.25 Y

Southend - Temple 18.9 Y N 1.17 3.29 13.09 14.6 5.81 11.61 3.36 Y Farm Southend - Terminal 1.49 Y Y 0 1.49 1.49 0 0 Close Southend - Thanet 5.41 Y N 0 2.42 5.41 2.99 0 Grange Southend - Tickfield 1.42 N N 0 1.42 1.42 0 0 Avenue Southend - Towerfield 7.25 N Y 0 3.22 7.24 4.02 0.01 Road Southend - Vanguard 10.69 Y Y 0 6.63 10.69 4.06 0 Way Tendring - Europa Way 4.87 N Y 4.87 1.84 4.87 0 0 Industrial Estate Tendring - Ford Road 2.17 N N 0 2.17 2.17 0 0 Tendring - Gorse Lane 22.95 N N 0 10.64 21.29 12.31 1.67 Industrial Estate

Tendring - Great Bentley 2.77 N N 0 2.1 2.77 0.67 0 Industrial Estate

Tendring - Land East of No assessment Pond Hall Farm 26.09 Y 14.04 3.81 19.89 8.66 0.02 undertaken Dovercourt

Tendring - Land North of No assessment Carless Refinery 2.88 Y 2.88 0 0 0 0 undertaken Parkeston

Tendring - Land north of 0.37 N N 0 0.37 0.37 0 0 Paskells Timber Yard

Tendring - Land West of No assessment 5.96 Y 5.96 2.27 5.96 0 0 Station Road Parkeston undertaken

Tendring - Lawford Dale 15.45 Y Y 12.62 10 15.45 1.42 0 Ind Est Tendring - Martell's 10.37 Y N 0 2.29 10.06 8.08 0.31 7.09 Y Industrial Area Tendring - Morses Lane 4.05 N N 0 2.67 4.05 1.38 0 Ind Est

Tendring - Oakwood & 13.84 Y N 0 5.62 13.36 8.22 0.48 5.89 Y Crusader Business Park

Tendring - Oxford Road 7.35 N N 0 4.77 7.35 2.57 0 N Tendring - Oxford Road 0.88 N N 0 0.88 0.88 0 0 S

Tendring - Valleybridge No assessment 7.43 N 0 7.33 7.43 0.1 0 Ind Est undertaken

Uttlesford - Ashdon Road Commercial 4.26 Y N 0 0 1.48 4.26 2.78 4.26 Y Centre

Uttlesford - Chelmsford 4.23 Y N 0 3.4 4.23 0.83 0 Road Industrial Estate

Uttlesford - Flitch 2.03 Y N 0 2.03 2.03 0 0 Industrial Estate

Stage 1 Stage 2 Stage 3 Stage 4 (a) Residual area (b) Residual area Approximate Approximate (ha). Total area (ha). Total area Sum Total Area Sum Total Area Shortlisted Acceptable Area (ha) of Area (ha) Area (ha) minus land minus land Within 1km Any further reason of Residual of Residual (if all tests are access to land affected within 100m within 250m affected by affected by Employment Land Area Area (pass if of a Natura for exclusion? Plots >0.65ha Plots >0.65ha satisfied, employment by Flood Zone of sensitive of sensitive flooding or flooding or Name >0.65ha) 2000 site (pass if no further and over 100m and over 250m location is land area (pass 3 (informs (a) receptors receptors within 100m of within 250m of (pass if N) reason) from sensitive from sensitive proposed as an if Y) and (b)) (informs (a)) (informs (b)) sensitive sensitive uses (pass if uses (pass if Area of Search) receptors (pass if receptors >3ha) >3ha) >3ha) (pass if >3ha) Uttlesford - Golds No assessment 1.07 N 0 1.07 1.07 0 0 Nursery Business Park undertaken Uttlesford - Hoblongs 2.56 Y N 0 2.02 2.56 0.53 0 Ind Est Uttlesford - Land NE of 4.1 Y N 0 2.72 4.1 1.38 0 Elsenham Uttlesford - Oak 2.1 Y N 0 0.5 2.1 1.6 0 Industrial Estate Uttlesford - Ongar Road No assessment 1.54 N 0 1.54 1.54 0 0 Industrial Estate undertaken

Uttlesford - Parsonage 4.56 Y N 0 1.89 3.1 2.66 1.45 Farm

Uttlesford - Printpack No assessment 2.01 N 0 1.82 2.01 0.18 0 Radwinter Road undertaken

Uttlesford - Shire Hill, 11.3 Y N 0 8.49 11.3 2.82 0 Saffron Walden Policy AIR4 - Development in the Northern Ancillary Area of the Uttlesford Local Plan 2005 principally reserves Uttlesford - Stansted No assessment 17.77 N 0 4.77 15.22 13 2.56 this site for activities Airport undertaken directly related to, or associated with, the Airport, such as business aviation facilities, hangarage, aviation fuel storage depots Uttlesford - Start Hill, 10.09 Y N 0 6.37 10.09 3.72 0 3.42 Y Great Hallingbury

Uttlesford - Takeley No assessment 1.16 N 0 1.16 1.16 0 0 Neotronics undertaken

Uttlesford - Thaxted No assessment 0.85 N 0 0.85 0.85 0 0 Molecular Products undertaken

APPENDIX C: General planning policy for employment land areas by District

Table: Summary of relevant planning policy (employment land) Local authority Adopted or emerging local plan7 Relevant policies within adopted local plan area Basildon Basildon Local Plan Saved  Policy BAS E4 states that planning permission for new Policies 2007 businesses and industrial buildings will normally only be permitted within those areas proposed or shown as existing industrial estates as identified on the Proposal Map. Permissions will only be granted where there is no adverse impact on residential amenities.  Policy BAS E10 is the general employment policy for the Basildon District. It states that proposals for industrial development will be considered with regard to road impact, parking, adequate servicing and turning areas, landscaping, building design and the provision of adequate measures to limit emissions. Braintree Braintree District Core Strategy  Policy CS4 – Provision of Employment states that employment 2011 (adopted 19 September sites in current or recent use in sustainable locations will be 2011) retained for employment purposes. Braintree Adopted Local Plan  Policy RLP 28 – Employment Land Provision which states that Review 2005 Partly replaced by land allocated for employment on the main industrial estates and Core Strategy (2011) and partly business parks is shown on the Proposals Map. On these sites, (for specific Employment Policy the following uses will be considered appropriate: business (B1), Areas) superseded by the un- general industrial (B2), storage and distribution (B8), display adopted Site Allocations and repair and sale of vehicles, vehicle parts, boats and caravans,

7 Relevant policies from emerging local plans which have been subject to proposed submission consultation (Regulation 19) since the publication of the NPPF have been cited in this table on the basis that they are likely to carry greater weight than pre-NPPF local plan policies. Emerging local plans which have not been subject to Regulation 19 consultation are not included in this table.

Local authority Adopted or emerging local plan7 Relevant policies within adopted local plan area Development Management Plan indoor sports or recreational uses, a limited element of retailing (2014)8 where this is ancillary to another permitted main use and services specifically provided for the benefit of businesses based on, or workers employed within, the Employment Zone.  Policy RLP 30 – Diversity of Industrial and Commercial Premises which states that planning permission for B1, B2 and B8 uses will only be permitted on sites of 1 hectare or more where a range of size and type of industrial and commercial premises is provided.  Policy RLP 33 – Employment Policy Areas states that employment areas are defined on the Proposals Map (accompanying the adopted Local Plan Review 2005) and proposals for uses other than those within Use Classes B1, B2 and B8 will be refused.  Policy RLP34 – Buffer Areas between Industry and Housing which states that in considering proposals for new employment uses, the District Council will seek, where appropriate, the retention of buffer zones between employment uses and adjacent housing areas. In appropriate circumstances the provision of suitable landscaping will be required between large- scale industrial uses falling in use Class B1, B2 and B8 and adjacent housing areas.  Policy RLP35 – Non-conforming and Un-neighbourly Industry

8 Site Allocations and Development Management Plan adopted as Council Policy in September 2014 for development management decision making purposes. The documents has not been submitted to the Planning Inspectorate.

Local authority Adopted or emerging local plan7 Relevant policies within adopted local plan area states that permission will be granted for the redevelopment of sites where industrial or commercial uses are the cause of disturbance to neighbouring residential areas, or which seriously detract from the character of their surroundings. Proposals for the intensification or extension of any such sites will not be permitted.  Policy RLP36 – Industrial and Environmental Standards states that planning permission will not be granted for new development, extensions and changes of use, which would have an unacceptable impact on the surrounding area, as a result of noise, smells, dust, grit or other pollution, health and safety, visual impact and traffic generation, contamination to air, land or water, impact on nature conservation interests or unacceptable light pollution. The Council will refuse proposals where access roads would not be adequate to cope with consequential traffic.  Policy RLP55 – Travel Plans states that the District Council will require applicants for major new commercial or community developments to formulate and implement travel plans. These will be secured by a Section 106 Agreement. Travel plans will also be required for smaller developments, which would otherwise have a detrimental effect on local traffic conditions and for proposals for new and expanded schools. Proposers of major developments should demonstrate how all transport modes will be catered for. Sustainable modes should be facilitated through the development.

Local authority Adopted or emerging local plan7 Relevant policies within adopted local plan area Brentwood Brentwood Replacement Local  Policy E1 – Areas Allocated for General Employment supports Plan (2005) Saved Policies 2008 the development of a wide range of job opportunities, with permissions granted for B1, B2 and B8, in those areas allocated for general employment uses. Proposals for B1, B2 and B8 uses outside of these defined areas will not be supported.  Policy E8 – Employment Development Criteria is the general economic policy covering Brentwood District. It states that all B1, B2 and B8 development will have to be appropriate to its locality, accessible and have appropriate road access, landscaping and screening. Castle Point Castle Point Local Plan 1998  Policy ED5 – Piecemeal Development states that where it appears to the council that the comprehensive development of a large site would be prejudiced by piecemeal development proposals, planning permission will be refused.  Policy ED6 – Parking and Servicing requires the provision of on- site vehicle parking and servicing in all new employment developments in accordance with the car parking standards adopted by Castle Point District.  Policy ED7 – Environmental Improvements states that the Council will seek to encourage environmental improvements within employment areas. Chelmsford Chelmsford Core Strategy and  Policy CP22 – Securing Economic Growth states that the Development Control Policies Borough Council will actively seek to maintain high and stable 2008 (as amended 2013) levels of economic and employment growth in the Borough. Support will be given to proposals that secure job growth within

Local authority Adopted or emerging local plan7 Relevant policies within adopted local plan area ‘high value’ businesses and premium retailing within the Borough’s economy. This will be secured by encouraging development that enables the economy to diversify and modernise through the growth of existing businesses and the creation of new enterprises.  Policy DC48 - Employment Areas (as amended 2013) states that in the Employment Areas shown on the Proposals Map, the City Council will seek to retain Class B uses as defined by the Use Class Order 1987 (as amended) or other ‘sui generis’ uses of similar employment nature. Planning permission will be granted for the redevelopment or change of use for non-Class B uses where it can be demonstrated that there is no reasonable prospect of the site being used for Class B purposes, that there is no alternative site, that the use is compatible with surrounding uses and that impacts will be mitigated. Colchester Colchester Core Strategy 2010  Policy CE1 – Centres and Employment Classification and Hierarchy states that “employment developments that conflict with the Centres and Employment Classification and Hierarchy will not normally be supported”.  Policy CE3 – Employment Zones states that the Borough Council will seek to focus development at Strategic Employment Zones. Employment Zones will accommodate business developments that are not suited to Mixed Use Centres, including industry and warehousing. Epping Forest Combined Local Plan (1998) and  Policy E1 – Development in Employment Areas states that within Alterations (2006) Policy the existing employment areas subject to this policy (as identified

Local authority Adopted or emerging local plan7 Relevant policies within adopted local plan area Document on the Proposals Map) the Council will grant planning permission for the redevelopment or extension of existing premises for business, general industrial and warehouse uses. The redevelopment of existing sites or premises or their change of use to uses other than business, general industry or warehousing will not be permitted.  Policy E5 – Effect of Nearby Developments states that in determining planning applications for development in the proximity of established or proposed business, general industrial or warehousing uses the Council will have regard to any planning constraints that may eventually be placed on the use, or its successor, as a consequence of the development going ahead and the desirability of the established use being retained.  Policy E6 – Sites for Business / Industry / Warehousing states that land allocated under Policy E6, which includes this estate, is allocated for development for business and / or general industrial and / or warehousing or distribution purposes. The policy additionally states that there will be an extension of the existing employment area at North Weald.  Policy RP5A – Adverse Environmental Impacts states that planning permission will not be granted for the development or reuse of land which could cause excessive noise, vibration, or air, ground water or light pollution for neighbouring land uses except where it is possible to mitigate the adverse effects by the imposition of appropriate conditions. Harlow Adopted Harlow Replacement  Policy ER5 – Existing Employment Areas sets out the existing

Local authority Adopted or emerging local plan7 Relevant policies within adopted local plan area Local Plan 2006 general Employment Areas where planning permission will normally be granted for offices and research and development, general industry, light industry and warehousing development within the use classes B1, B2 and B8. This site is defined as an Employment Area within this policy.  ER6 – Retaining Existing Employment Areas states that a change of use or redevelopment to uses other than those in ER5 will be permitted if certain criteria are met.  ER8 – Regeneration and Intensification states that proposals for regeneration and modernisation will be granted permission.  Policy ER12 – Storage and Distribution allows for new warehousing, storage and distribution facilities given that their location has ready access to the railway and/or trunk road network and there are no adverse impacts due to the levels of traffic generated. Maldon Maldon Pre-Submission Local  Policy E1 – Employment encourages employment generating Development Plan 2014-2029 developments and investment in the District to support the long (Submitted to Secretary of State term growth vision outlined in the Council’s Economic Prosperity for examination in public in 2014 Strategy. Complementary and supporting uses may be and replaces the Maldon considered acceptable where they serve an essential ancillary Replacement Local Plan 2005). function to the employment area and will not result in a material change of the area’s Class B character and function. Rochford Rochford Core Strategy Adopted  Policy ED3 (EB1) – Existing Employment Land states that Version 2011 existing employment sites which are well used and sustainable will be protected from uses that would undermine their role as employment generators. The policy also states that the Council

Local authority Adopted or emerging local plan7 Relevant policies within adopted local plan area will support improvements to the quality of all retained employment sites and will work with partners to maintain their viability by ensuring adequate infrastructure is in place. Rochford Replacement Local Plan  Policy EB1 – Existing Sites and the Allocation of New Sites 2008 states that 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 are acceptable: The impact of development on the characteristics of the Metropolitan Green Belt and other designated sites, The ecological value and impact of the site and adjoining land; the availability of land or buildings available for employment; the implications of on and off-site traffic generation; the balance of non-industrial uses; evidence of demand for the particular type of development proposed; the suitability of the area for the proposed use more generally and any other benefits offered by the scheme.  Policy EB5 – Design Statements states that a design statement must accompany proposals for all major employment development (over 1000 sq.m 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

Local authority Adopted or emerging local plan7 Relevant policies within adopted local plan area is provided in LPSPD7 and all design statements should address the principles of CS6.  Policy EB6 – Landscaping states that 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. Southend-on-Sea Southend-on-Sea Core Strategy,  Policy KP1 – Spatial Strategy in the Core Strategy sets out the December 2007 over-arching approach to development within Southend-on-Sea. The Core Strategy seeks to distribute investment and development within Southend by fostering and reinforcing the role of key Priority Urban Areas (PUA) which have the potential to make a significant contribution to regeneration and growth.

Local authority Adopted or emerging local plan7 Relevant policies within adopted local plan area These PUA include district centres, a few shopping centres and industrial and employment areas within Southend. The Core Strategy believes that these areas have the potential to contribute to local employment objectives and to provide quality environments. The site is one such employment area.  Policy CP1 - Employment Generating Development states that permission will not normally be granted for development proposals that involve the loss of existing employment land and premises unless it can be clearly demonstrated that the proposal will contribute to the objective of regeneration of the local economy in other ways, including significant enhancement of the environment, amenity and condition of the local area. Southend-on-Sea Development  Policy DM10 – Employment Sectors states that development that Management Development Plan contributes to the promotion of sustainable economic growth by Document (Revised Proposed increasing the capacity and quality of employment land, Submission 2014) floorspace and jobs will be encouraged.  Policy DM11 – Employment Areas states that the Borough The Council consulted on post Council will support the retention, enhancement and examination proposed development of Class B uses within the Employment Areas modifications between 19 shown on the Policies Map and described in the Policy Table. December 2014 and 13 February Proposals that fall outside of a Class B employment use will be 2015. granted where… the development proposal is a ‘sui generis’ use of a similar employment nature, which is compatible with and will not compromise the operating conditions of the Employment Area. Tendering Tendring District Local Plan 2007  Policy ER1 – Employment Sites lists the areas of land allocated

Local authority Adopted or emerging local plan7 Relevant policies within adopted local plan area for employment uses within the district and where B1, B2 and B8 developments will be supported. Undeveloped parts of this estate are listed in Policy ER1 and subsequently allocated on the Proposals Map. The sites listed in Policy ER1 were accurate at the time of adoption in 2007 and some of these sites may have since been developed.  Policy ER2 – Principal Business and Industrial Areas identifies the district’s Principal Business and Industrial Areas where proposals for employment development will be directed towards. The Gorse lane Industrial Estate is listed as one such Principal Business and Industrial area and is subsequently shown on the Proposals Map. Class B1a is not permitted in Principal Business Areas.  Policy ER3 – Protection of Employment Land seeks to protect employment land and prevent its loss to non-employment uses in order to maintain a flexible supply of employment land in the right locations. Uttlesford Uttlesford Adopted Local Plan  Policy GEN4 – Good Neighbourliness states that development 20059 and uses, whether they involve the installation of plant or machinery or not, will not be permitted where noise or vibrations generated, or smell, dust, light, fumes, electromagnetic radiation, exposure to other pollutants; would cause material disturbance or nuisance to occupiers of surrounding properties.

9 A new local plan was submitted for independent examination to the Secretary of State for Communities and Local Government on 4 July 2014. Uttlesford District Council formally withdrew the new local plan on 21 January 2015, following comments from the Planning Inspectorate, which mainly relate to housing provision.

Local authority Adopted or emerging local plan7 Relevant policies within adopted local plan area  Policy E1 – Distribution of Employment Land states that land for business, general industry, storage or distribution development will increase. Specific sites are listed (as per the Proposals Map) for proposed employment development.  Policy E2 – Safeguarding Employment Land makes provision for the safeguarding of land identified in Policy E1 as well as other sites highlighted within this policy, including existing employment areas of 1.0 hectares and over located within the main urban area of Saffron Walden. In addition, it is stated that the development of employment land for other uses outside the key employment areas will be permitted if the employment use has been abandoned or the present use harms the character or amenities of the surrounding area.  Policy SW6 – Safeguarding of Existing Employment Areas lists the key employment areas in the Uttlesford District.

APPENDIX D: Area of Search Proformas