INGATESTONE GARDEN CENTRE, ESSEX

DESIGN AND ACCESS STATEMENT

PREPARED BY PEGASUS DESIGN ON BEHALF OR REDROW HOMES LTD P17_0783_9C | NOVEMBER 2017 DRAFT

Pegasus Design “THE GOVERNMENT ATTACHES GREAT IMPORTANCE TO THE DESIGN OF THE BUILT ENVIRONMENT. GOOD DESIGN IS A KEY ASPECT OF SUSTAINABLE DEVELOPMENT, IS INDIVISIBLE FROM GOOD PLANNING, AND SHOULD CONTRIBUTE POSITIVELY TO MAKING PLACES BETTER FOR PEOPLE.” (PARA. 56, NPPF 2012). CONTENTS

PAGE 5 PAGE 9 PAGE 41

INTRODUCTION ASSESSMENT INVOLVEMENT & EVOLUTION

PAGE 47 PAGE 53 PAGE 73

DESIGN DESIGN SUMMARY PRINCIPLES PROPOSALS

NOTE: THIS DOCUMENT IS DESIGNED TO BE VIEWED AS A3 DOUBLE SIDED

Pegasus Design

Pegasus Design Pegasus House Querns Business Centre Whitworth Road Cirencester GL7 1RT www.pegasusgroup.co.uk I T 01285 641717 I F 01285 642348

Prepared by Pegasus Design Pegasus Urban Design is part of Pegasus Group Ltd Prepared on behalf of Redrow Homes Ltd. November 2017 Project code P17-0783

COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group Ltd. Crown copyright. All rights reserved, Licence number 100042093.

SECTION 1

INTRODUCTION 6 INGATESTONE GARDEN CENTRE, ESSEX | DESIGN AND ACCESS STATEMENT SECTION 1 INTRODUCTION

PURPOSE OF THE STATEMENT 1.1 This Statement has been prepared by Pegasus Urban (c) explain the policy adopted as to access, and 1.6 This document achieves this within the following Design on behalf of Redrow Homes Ltd (the developer) how policies relating to access in relevant local sections: to accompany the outline planning application for development documents have been taken into account; Section 1: Introduction – outlines the purpose of the residential development for up to 110 dwellings, open (d) state what, if any, consultation has been undertaken document; space and associated infrastructure at Ingatestone on issues relating to access to the development and Garden Centre. Section 2: Assessment – considers the site and its what account has been taken of the outcome of any surroundings in terms of the physical, social and 1.2 This statement has been prepared in accordance such consultation; and planning context; with Article 9 of the Town and Country Planning (e) explain how specific issues which might affect (Development Management Procedure) (England) Section 3: Design Principles and Sustainable access to the development have been addressed.” Order 2015, which requires certain applications to be Structuring – presentation of the design principles that accompanied by a Design and Access Statement. 1.5 The more recently published government white paper have been derived from a combination of Government ‘Fixing our broken housing market’ (February 2017) Policy and site assessment; 1.3 The purpose of this statement is to explain; also seeks to reinforce the importance of design Section 4: Involvement and Evolution – outlines the stating: “ how the proposed development is a suitable stakeholder consultation undertaken, as well as its key response to the site and its setting and “ (1.44) We want to ensure that communities can findings and design evolution; demonstrate that it can be adequately accessed influence the design of what gets built in their Section 5: Design Proposals – presentation of the by prospective users” (para. 34, Planning area. Local people want new developments to design proposals including uses and amount proposed, Practice Guidance ID 26-034-20140306, March reflect their views about how their communities access arrangements, layout of the development, scale 2014). should evolve, whether it is in keeping with of buildings, landscaping treatments and appearance. 1.4 The Town and Country Planning (Development the traditional character of their area or a Section 6: Summary Management Procedure) (England) Order 2015 also beautiful contemporary design that adds to the states the following requirements: existing built environment. Good design is also 1.7 This statement should be read in conjunction with the Outline Planning Application and its accompanying “(2) An application for planning permission to which fundamental to creating healthy and attractive documents including the Planning Statement, this paragraph applies must, except where paragraph places where people genuinely want to live, Transport Assessment, Ecology Assessment, (4) applies, be accompanied by a statement (“a design and which can cater for all members of the Landscape Assessment, Flood Risk Assessment, and access statement”) about: community, young or old.” Sustainability Assessment, and Statement of (a) the design principles and concepts that have been “(1.45) 73 per cent of people say they would Community Involvement. applied to the development; and support the building of more homes if well (b) how issues relating to access to the development designed and in keeping with their local area. have been dealt with. (National Housing and Planning Advice Unit (3) A design and access statement must: (2010) Public Attitudes to Housing).” (a) explain the design principles and concepts that have been applied to the development; (b) demonstrate the steps taken to appraise the context of the development and how the design of the development takes that context into account;

INGATESTONE GARDEN CENTRE, ESSEX | DESIGN AND ACCESS STATEMENT 7

SECTION 2

ASSESSMENT DESIGN RELEVANT PLANNING POLICY 2.1 Government guidance in the form of the National 2.4 However, the NPPF goes on to state at paragraph 60 2.7 Whilst the National Planning Policy Framework (NPPF) Planning Policy Framework (NPPF) states that there that: and the subsequent publication of Planning Policy is a presumption in favour of sustainable development “Planning policies and decisions should not Guidance (March 2014) has replaced the Planning and a core principle in support of this is to: attempt to impose architectural styles of Policy Statements the following design guidance documents are still relevant to creating good design: “ Always seek to secure high quality design and particular tastes and they should not stifle a good standard of amenity for all existing and innovation, originality or initiative through • Manual for Streets 1 & 2 (DOT/DCLG 2007/2010); future occupants of land and buildings” unsubstantiated requirement to conform to • Building for Life 12 (Cabe at the Design Council, (para 17, point 4, NPPF 2012) certain development forms or styles. It is Design for Homes and the Home Builders Federation, 2012) and 2.2 The NPPF sets out the Government’s commitment to however, proper to seek to promote or reinforce good design, within Section 7 ‘Requiring Good Design’: local distinctiveness”. • Design and Access Statements – How to write, read and use them (CABE 2006). “ The Government attaches great importance to 2.5 National Planning Policy Framework (NPPF) Section the design of the built environment. Good design 8: Promoting healthier communities, recognises is a key aspect of sustainable development, that access to high quality open spaces and is indivisible from good planning, and should opportunities for sport and recreation can make an contribute positively to making places better for important contribution to the health and well-being of people.” communities. 2.6 National guidance in the form of Planning Practice “It is important to plan positively for the Guidance, published in March 2014 further reinforces achievement of high quality and inclusive the NPPF’s commitment to requiring good design by design for all development, including individual stating: buildings, public and private spaces and wider “ Achieving good design is about creating places, area development schemes.” buildings, or spaces that work well for everyone, (para. 56 & 57, NPPF 2012). look good, last well, and will adapt to the needs 2.3 Section 7 of the NPPF, seeks to promote more of future generations. sustainable development by requiring developers to address the following: Good design responds in a practical and creative • Add to the overall quality of the area; way to both the function and identity of a place” • Establish a strong sense of place; (para 001, Planning Practice Guidance, ID 26- • Optimise the use of land and placing an importance 001-20140306, March 2014). on high quality design; • Respond to the local character and history; • Create safe and accessible environments; and • Are visually attractive with good architecture and appropriate landscaping.

10 INGATESTONE GARDEN CENTRE, ESSEX | DESIGN AND ACCESS STATEMENT SECTION 2 ASSESSMENT

LOCAL PLANNING GUIDANCE

BRENTWOOD LOCAL PLAN • The proposal should not give rise to the net loss of 2.12 Policy H14 Housing Density – states that the a residential unit (except as provided for in policy council will expect any proposal for new residential 2.8 The Brentwood Replacement Local Plan was formally tc19). development to be of an appropriate density that adopted by the Council on 25 August 2005. The plan • The proposal would not have an unacceptable makes efficient use of land. Residential densities provides a comprehensive statement of land use detrimental impact on health, the environment or will be expected to be no less than 30 dwellings policies and proposals for the Borough. This is the amenity due to the release of pollutants to land, per hectare net unless the special character of the Borough’s current development plan until replaced water or air (including noise, fumes, vibration, surrounding area determines that such densities by the emerging Local Development Plan. The main smells, smoke, ash, dust and grit). would be inappropriate. Densities greater than 65 design policies relevant to the scheme are outlined as • The proposal will be expected to take full dwellings per hectare net will be expected in town and follows: account of the need to conserve or enhance the district centres or other locations with good public 2.9 Policy CP1 General Development Criteria – states character, appearance, biodiversity and historical transport accessibility. and archaeological heritage of the site and the that any development would need to satisfy all of the 2.13 Policy H16 Lifetime Homes – states that the design surrounding area. Where it is considered that following: and layout of all new residential properties should the harm to or loss of the environmental asset is • The proposal would not have an unacceptable outweighed by the need for the development, the seek to increase their flexibility, convenience, safety detrimental impact on visual amenity, or the council will require appropriate compensatory and accessibility such that they are able to provide character and appearance of the surrounding area. measures, either on-site or off-site. for, or be easily adapted to, the changing needs of • The proposal would not have an unacceptable households and/or an occupier’s mobility. To this 2.10 Policy H6 Small Unit Accommodation – states that detrimental impact on the general amenities of end, the “lifetime homes” design standards set out in in a new housing development the council will seek nearby occupiers or the occupiers of the proposed appendix 4 should, where appropriate, be incorporated the provision of a mix of units on suitable sites of development by way of overlooking, lack of privacy, into all proposals. overbearing effect or general disturbance. 6 units and above or on suitable sites of 0.2 of a hectare or more, with at least 50% of total units 2.14 Policy T14 Cycling – states that cycling will be • The proposal should be of a high standard of promoted as an alternative means of transport to the design and layout and should be compatible with being 1 and 2 bedroom properties, except where it private car, in conjunction with the Brentwood cycle its location and any surrounding development (and, can be demonstrated that such a mix of units will be strategy. in the case of alterations and extensions, with the inconsistent with the character of existing development existing building), in terms of size, siting, scale, in the area or where such provision cannot be 2.15 Policy T15 – Pedestrian Facilities – states that the style, design and materials. adequately accommodated on the development site. council will promote walking as an alternative to the • Means of access to the site for vehicles 2.11 Policy H9 Affordable Housing on Larger Sites – states use of the car, particularly for shorter trips. and pedestrians and parking and servicing that on suitable sites for housing development of 20 2.16 Policy GB1 – New Development within the Green Belt arrangements are satisfactory. units and above or on suitable residential sites of 0.66 – states that planning permission will not be given, • The transport network can satisfactorily hectares or more within the Brentwood urban area, except in very special circumstances, for changes of accommodate the travel demand generated and and on sites of 5 units and above or on suitable sites of use of land or the construction of new buildings or traffic generation would not give rise to adverse 0.16 hectares or more within the defined settlements extension of existing buildings, for purposes other than highway conditions or highway safety concerns or elsewhere in the borough, the council will seek a those appropriate to a green belt. unacceptable loss of amenity by reason of number proportion of 35% of the number of dwelling units or size of vehicles. to provide for affordable housing in a manner to be agreed with the council.

INGATESTONE GARDEN CENTRE, ESSEX | DESIGN AND ACCESS STATEMENT 11 2.17 Policy GB2 Development Criteria – states that when • The precise amount of the contribution will depend • unobstructed views of both communal areas and considering proposals for development in the green on the nature and extent of existing provision in the neighbouring properties whilst retaining the need belt, the local planning authority will need to be locality, the type and scale of development proposed for individual privacy satisfied that they do not conflict with the purposes of and specific site circumstances. In all appropriate • appropriately designed walls, fences and hedges including land in the green belt and do not harm the cases the contribution will include the provision of between public and private areas equipment and the ongoing future maintenance of openness of the green belt. • landscaping that allows for natural surveillance and the site. 2.18 Policy LT4 Provision of Open Space in New safety • Within larger housing areas (sites of 50 units and Development – states that proposals for residential above) at least 15% of the site area should be set 2.23 Policy PC4 Noise – states that residential and other development or redevelopment, shall make provision aside for public open space, part of which should noise-sensitive development, such as schools and for public open space that is made necessary by be suitably hard surfaced. In areas deficient in open hospitals, will not be permitted where the occupants and is fair and reasonably related to the proposed space or having higher densities and/or smaller would experience either significant internal or development. Such provision should be made on gardens more open space will be sought. external noise disturbance. Equally, noise- generating site unless the payment of a commuted sum for 2.21 Policy C5 Retention and Provision of Landscaping development will not be permitted if it would have a provision to be made in a more appropriate location is and Natural Features in development – states that in significant unacceptable detrimental impact on the considered acceptable, as set out in Appendix 5 (see proposals for development, existing trees, hedges, noise levels experienced by the occupiers of existing below). woods, ponds, watercourses and other natural features or proposed residential or other noise-sensitive 2.19 The proportion of the site area to be set aside for should be retained, with new landscape works required development. In assessing the acceptability or public open space will be assessed with regard to to enhance any new development. Development otherwise of any proposals, regard will be had to the the guidelines set out in Appendix 5 (see below), to schemes should also consider opportunities for standards set out in planning policy guidance note 24. identified local needs and the suitability of the site in additional habitat creation in any proposals. terms of size, location and character and the form of 2.22 Policy C19 Secured by Design - states that all new the proposed development. development will be expected to assist in achieving 2.20 All open space should be laid out and equipped, as greater community safety through the creation of appropriate, at the developer’s expense and, where a more safe and secure environment. The layout principally of benefit to the development itself, and design of new developments should, inter alia, dedicated to the council with a financial contribution to incorporate: ongoing maintenance. Appendix 5 states that: • a mix of dwellings • Developers of residential sites greater than 1.0 ha. • clear, direct and attractive routes for all forms (or 50 units) will normally be required to provide a of movement which balance the desire for LEAP with a minimum area of 400 sq.m and 5 types permeability with the need for appropriate of play equipment (either on-site or off-site) and defensibility. at least 1 LAP on-site with a minimum area of 100 sq.m and make a financial contribution towards the • secure vehicle parking provision of a NEAP. • adequate and well-designed lighting of common areas

12 INGATESTONE GARDEN CENTRE, ESSEX | DESIGN AND ACCESS STATEMENT EMERGING LOCAL PLAN

DRAFT LOCAL PLAN [2013-2033]; LOCAL 2.26 Policy 7.2 housing mix states that all development 2.27 Supporting text requires reference to the SHMA and DEVELOPMENT PLAN FOR BRENTWOOD should deliver an inclusive, accessible environment the Council’s Housing Strategy. Recommended mix is BOROUGH; JANUARY 2016 throughout and that: as follows from Fig 7.1 of the Plan: 2.24 Brentwood Borough Council is preparing a new Local • Developments of 20 or more dwellings will be expected to provide a minimum of 5% of dwellings Plan, a key part of the Brentwood’s development that are suitable or easily adaptable for occupation plan. This Plan sets out a long term vision for how the by the elderly or people with disabilities to the Borough should develop over the next 15 years and the requirements of Building Regulation M4(2) or M4(3). Council’s strategy and policies for achieving that vision. Development proposals should be accompanied The Plan proposes land allocations for development by a design and access statement setting out the and planning policies to guide decisions on the principles of inclusive design, and adaptability, location, scale and type of development and changes in including the specific needs of disabled people has the way land and buildings are used. The main design been integrated into the proposed development. policies relevant to the scheme are outlined as follows: • Developments of 100 or more dwellings will be 2.25 Policy 6.1 sustainable development – states that when expected to provide a minimum of 5% self build considering development proposals, the council will properties. The inclusion of self build properties on take a positive approach that reflects the presumption smaller sites will also be encouraged. in favour of sustainable development contained in the national planning policy framework. It will always work proactively with applicants jointly to find solutions which mean that proposals can be approved wherever possible, and to secure development that improves the economic, social and environmental conditions in the area.

INGATESTONE GARDEN CENTRE, ESSEX | DESIGN AND ACCESS STATEMENT 13 2.28 Policy 7.3 Density – states that proposals for new 2.30 Policy 7.5 Affordable Housing – states that in order to 2.33 Policy 10.4 Design – states that the Council will residential development should take a design led ensure sufficient high quality affordable homes are require all new development to be high quality and approach to density which ensures schemes are provided to meet local needs, residential development well designed. New development should acknowledge sympathetic to local character and make efficient use proposals in areas excluded from Green Belt will be and be sympathetic to its context, reinforcing of land. Appendix 2 of the Plan identifies a suggested required to provide a minimum of 35% affordable local distinctiveness and a sense of place. All new density of 30-40 dwellings per hectare (dph) on housing on sites of 11 or more dwellings. development must be based on a thorough site and developable land on this site. 2.31 Policy 7.8 Housing Space Standards – states that context appraisal. Exemplary contemporary design will 2.29 Policy 7.4 Housing Allocations – states that sites (with Nationally Described Space Standards as reproduced be encouraged. potential capacity for 10 or more homes) allocated for from Fig 7.3 of the Plan below, will apply to all new 2.34 Policy 10.5 Public Realm – states that new residential development over the plan period 2013- housing development, subject to viability. developments should incorporate: 2033 are set out in figure 7.2 and in Appendix 2 of the 2.32 Policy 10.2 Parking – states that the Council will refer • legible and well planned routes, enhancing linkages Plan. The site at Ingatestone Garden Centre features developers to the latest Vehicle Parking Standards between buildings and spaces; as a draft allocation (Site 128). The draft allocation adopted by Brentwood Borough Council. These are the • high quality, well designed blocks and spaces to an is for the redevelopment of the site to provide 60 Essex County Council’s Parking Standards: Design and appropriate scale; dwellings with an indicative delivery timescale of Good Practice (September 2009). See note below for • integrated residential, commercial and community 5-10 years. Early discussions with policy officers have more details. activity; confirmed that the site yield and delivery timescales are indicative and are not a barrier to increased or • safe, convivial public spaces and pedestrian routes; earlier development. • clearly defined public and private spaces; and • attractive buildings and landscaped spaces that integrate into existing neighbourhoods.

14 INGATESTONE GARDEN CENTRE, ESSEX | DESIGN AND ACCESS STATEMENT 2.35 Policy 10.6 High Quality Design – states that all new taking account of the scale of any harm or loss l) c onsider the amenity of both existing and future development in Brentwood Borough will be expected to and the significance of the heritage asset as development, including matters of privacy, outlook, complement and enhance the character of its context set out in accordance with national policy and natural lighting, ventilation, and indoor and outdoor through sensitive siting, layout and high quality design. guidance. Renewal proposals that make sensitive space; New development proposals should: use of heritage assets, particularly where these m) limit the impact of light pollution from artificial bring redundant or under used buildings or areas, a) reflect the requirements of Brentwood boroughs light on local amenity, intrinsically dark landscapes especially any on English Heritage’s At Risk Masterplan requirements, where applicable; and nature conservation; Register, into appropriate use will be encouraged; b) be designed to deliver high quality safe, attractive, n) be compatible with up to date urban design g) include information on heritage assets sufficient durable and healthy places to live and work in. principles, including Building for Life, and achieve to assess the potential impact of the proposal on Development of all scales should be designed to Secured by Design accreditation; improve the quality and appearance of an area and their significance. Where archaeological potential o) consider sustainable design and layout at the the way it functions; is identified this should include an appropriate desk based assessment and, where necessary, a field earliest stage of design, where building orientation c) deliver buildings, places and spaces that can adapt evaluation; and the impact of microclimate can be considered to changing social technological, economic and within the layout; environmental conditions; h) respect the traditional, existing pattern of routes, spaces, blocks, plots, enclosures and the form, p) inc orporate energy efficient design and sustainable d) support the efficient use of land and infrastructure, scale and massing of buildings. Development construction techniques, whilst ensuring that through appropriate uses, mix and density/ should be designed to integrate with existing the aesthetic implications of green technology development intensity; streets and public spaces, and buildings configured are appropriate to the context enhancement e) contribute positively to an area’s character to create clearly defined active public frontages; features where possible. Well designed landscape schemes should be an integral part of development and identity by creating land uses, mix and i) reflect or, in a contemporary design response, re- proposals to support improvements to biodiversity, density/ development intensity reinforcing local interpret local distinctiveness, including elements the micro climate, and air pollution and provide distinctiveness and respecting local topography and of construction, elevational detailing, windows and attractive places that improve people’s health and landscape features, including skylines, valley floors, doors, building and surfacing materials, mass, scale sense of vitality; and significant trees, historic boundaries, landmarks, and colour palette; features or views, and within conservation areas q) use locally sourced sustainable materials where j) promote permeable, accessible and easily and their setting: possible. understandable places by creating spaces that f) conserve, sustain and enhance designated and connect with each other, are easy to move through non designated ‘heritage assets’ (as defined in the and have recognisable landmark features; national policy and guidance) including buildings, features, archaeology, conservation areas and k) demonstrate a holistic approach to the design their settings, and ensure new development is of the public realm to create high quality and sensitively sited and integrated in accordance multifunctional streets and places that promote with advice in accordance with national policy and pedestrian movement and integrates different guidance. Proposals for development that affect modes of transport, parking and servicing. The non designated heritage assets will be considered principles set out in The Manual for Streets should be followed;

INGATESTONE GARDEN CENTRE, ESSEX | DESIGN AND ACCESS STATEMENT 15 2.36 Policy 10.8 Open Space in New Development – states 2.38 Policy 10.10 Green Infrastructure – requires green that on larger residential schemes of 50 units and links through development parcels to the wider area. above, the council will seek at least 15% of the site to 2.39 Policy 10.12 Flood Lighting and Illumination – states be set aside for public open space. that lighting proposals should be appropriate for 2.37 Policy 10.9 Open space, Community, Sport and the intended use; be energy efficient; provide the Recreational Facilities – requires all proposals to minimal level of light necessary to achieve its purpose; comply with the Council’s open space standards as set minimise losses to the night sky and do not give rise to out in table 3 of the Plan below: any increase in sky glow; and, ensures the appearance of the installation when unlit is acceptable. 2.40 For more detailed information, refer to the Planning Statement which accompanies this application.

16 INGATESTONE GARDEN CENTRE, ESSEX | DESIGN AND ACCESS STATEMENT LOCAL DESIGN GUIDANCE

ESSEX COUNTY COUNCIL’S PARKING ESSEX DESIGN GUIDE STANDARDS: DESIGN AND GOOD PRACTICE 2.44 The Essex Design Guide (2005) is a key document (SEPTEMBER 2009) which continues to attract national and international 2.41 The Parking Standards provide advice on the provision recognition from leading practitioners in the urban and role of parking for various land uses and areas design and planning fields. The Guide was updated in Essex. These Standards have been adopted by in 1997 and again in 2005 to reflect new road types, Brentwood District Council. sustainability and updated UK planning guidance. Proposals have adhered to this guide, the emerging 2.42 The document sets minimum standards for trip origins revised Essex Design Guide road types and the Urban (residential parking) and maximum standards for trip Place Supplement (March 2007), as demonstrated in destinations, acknowledging the fact that limiting the Design Proposals section. parking availability at trip origins does not necessarily discourage car ownership or use. 2.45 The design guide outlines criteria for all development sites in relation to: sustainability; mixed uses; 2.43 The car and cycle parking standard for residential uses proximity; landscape structure and biodiversity; are summarised below: permeability and legibility of layout; protection against • One car space per 1-bed dwelling; noise sources; public open space; childrens play; • Two car spaces per 2-bed+ dwelling; and public rights of way. The guide also sets out • 0.25 spaces per dwelling for visitors. criteria for the creation of urban space and buildings at densities over 20 dwellings per hectare. This includes: pedestrian scale; height of building and width of spaces; continuity of frontage; relationship of house to road; house design within the layout context; daylight and sunlight; rear privacy; private sitting out areas; garden size; and accessibility for disabled people. Building form and service and access are also addressed.

INGATESTONE GARDEN CENTRE, ESSEX | DESIGN AND ACCESS STATEMENT 17 SITE LOCATION PLAN

18 INGATESTONE GARDEN CENTRE, ESSEX | DESIGN AND ACCESS STATEMENT 2.46 This section provides a summary of the assessment of the site and its surroundings that has been undertaken.

SITE LOCATION 2.47 The site has a site area of 3.34ha and is a brownfield site located adjacent to the settlement boundary of Ingatestone, Essex. The site falls within Mountnessing Parish despite its proximity to Ingatestone. 2.48 The site currently comprises the former Ingatestone Garden Centre which is now vacant and includes a variety of buildings associated with the garden centre use. The site has a large surface level car park, extensive areas of hard surfacing with outdoor sales areas and a collection of other ancillary structures across the site. 2.49 There is a residential property broadly in the centre of the site (Roseland). This is not within the control of the developer and has been identified as being retained. 2.50 The site is bounded to the west by Roman Road, to the north by the rear gardens of properties fronting Burnthouse Lane, to the east by the Great Eastern Main Line and to the south by the Mountnessing Recycling Centre for Household Waste. 2.51 The A12 runs parallel to Roman Road and is separated by a c.1.8m high close-boarded fence with a landscape buffer in places. Roman Road provides an entrance slip-road onto the A12, the exit from the A12 into Ingatestone is further to the north of the settlement.

INGATESTONE GARDEN CENTRE, ESSEX | DESIGN AND ACCESS STATEMENT 19 2.1 Insert Figure 4 Site Analysis Plan and key and Views A to F pages 13, 14 and 15 LVIA by JBA

20 INGATESTONE GARDEN CENTRE, ESSEX | DESIGN AND ACCESS STATEMENT LANDSCAPE CONTEXT PROPOSED LANDSCAPE STRATEGY 2.52 The site and its surrounding landscape has an urban 2.55 The key principles of any proposed landscape strategy • A 3m wide landscape buffer along the southern fringe character where infrastructure elements for the site should include: boundary, mostly retained, but also further such as the Great Eastern Mainline Railway, piles of • An ecological enhancement area to the east of the enhanced with new planting, will create a soft aggregate and the A12 are prominent features. Beyond site which will provide a range of habitats suitable landscape edge when viewed from the Highwood the site to the east the landscape is more tranquil with for bats, birds, reptiles and invertebrates. and Hanningfield Special Landscape Area and enhance Green Infrastructure links between the large areas of open farmland and fewer urbanising • Existing boundary vegetation will be retained where influences. site and open countryside to the south and west. All possible in order to protect views from adjoining strategic planting will incorporate species that are 2.53 At the district level (Braintree, Brentwood, Chelmsford, residential properties and footpaths, roads, farms native and locally appropriate to the area in order to Maldon and Uttlesford Landscape Character and houses on the higher ground to the east, south- provide suitable habitat for protected species. There Assessment) the site straddles two Landscape east, west and north-west of the site. The large is scope to implement a landscape maintenance Character Areas – LCA F8 – Doddinghurst Wooded area of Public Open Space in the north-eastern regime with less frequent grass cutting, rotational section of the site will provide an additional buffer Farmlands and LCA F10 - Heybridge Wooded and selective coppicing of the buffers and leaving to residents of those houses on Burnthouse Lane Farmlands. The published landscape action guidance strips of rough grassland which would enhance the which overlook the site. for both areas is to conserve and enhance. The ecological value of the site. • Tree and shrub planting on the western boundary of proposed development will retain a well-wooded 2.56 For more information, refer to the LVIA which the site will reinforce the existing planting alongside character and, being on lower-lying land, will not accompanies this application. the A12 and Roman Road in providing an effective adversely affect wooded skyline views. screen in views over the site from the north-west 2.54 Views from the built-up area of Mountnessing to and west. the south-west are well screened by woodland and • The existing hedge boundary on the southern would not be affected by the proposed building of new boundary of the site will be extended and improved homes on the former Garden Centre site. The visual to create a strong physical boundary to the Green separation between Ingatestone and Mountnessing Belt. would be retained and enhanced. • While the site’s current contribution to the openness of the green belt is limited by the former Garden Centre’s buildings and car park, there are some specimen trees in the middle of the site which make a positive contribution to landscape character. High value trees have been retained and incorporated into areas of open space in order to provide a focal point to the development layout.

INGATESTONE GARDEN CENTRE, ESSEX | DESIGN AND ACCESS STATEMENT 21 22 INGATESTONE GARDEN CENTRE, ESSEX | DESIGN AND ACCESS STATEMENT INGATESTONE GARDEN CENTRE, ESSEX | DESIGN AND ACCESS STATEMENT 23