Lubards Lodge Farm, Rayleigh, Essex
VISION DOCUMENT | MARCH 2018 Crest Nicholson Academy Place, 1-9 Brook Street Contents Brentwood, Essex CM14 5NQ T. +44 (0)1932 580 333 crestnicholson.com
JTP Richard Jackson The Opportunity 1 23-25 Great Sutton Street, 847 The Crescent, Colchester London EC1V 0DN Essex, CO4 9YQ Understanding Rayleigh 5 T. +44 (0)20 7017 1780 T. +44 (0)1206 228800 jtp.co.uk richardjackson.uk.com Site Context 7
Ardent Southern Ecological Solutions Ltd Planning Context 11 1-2 Crescent Court, High Street, Sudbury Stables, Sudbury Road, Billericay, CM12 9AQ Downham, Essex Technical Considerations 15 T. +44 (0)1277 657 677 CM11 1LB ardent-ce.co.uk T. +44 (0)1268 711021 Constraints & Opportunities 27 ses-eco.co.uk Key Principles 31 Bidwells WERM Ltd Bidwell House, Trumpington Road, 10 Western Road, Romford, Essex The Masterplan 35 Cambridge CB2 9LD RM1 3JT T. +44 (0)1245 505069 T. +44 (0)1708 728 333 The Vision 39 bidwells.co.uk werm.com Social and Economic Benefits 41 Eleanor Trenfield Landscape Meeting Place Communications Architects Ltd Meeting Place Unit 4a, The Aquarium, Communications Conclusion 44 Canterbury Innovation Centre, 101 Lower Anchor Street, University Road, Canterbury, Kent Chelmsford, CM2 0AU CT2 7FG T. +44 (0)1245 256 180 T. +44 (0)1227 490485 meetingplacecommunications.com etla.studio The Opportunity
This document has been prepared on behalf of Crest Rayleigh’s urban capacity is limited, as are suitable Nicholson and sets out the suitability and deliverability of greenfield sites adjacent to its settlement boundary. Land at Lubards Lodge Farm, Rayleigh, hereafter referred to However, Land at Lubards Lodge Farm represents a logical as ‘the site’. extension to the north of Rawreth Land and the west of HULLBRIDGE Hullbridge Road and provides a unique opportunity to Rayleigh is Rochford’s largest settlement (circa 40% of the deliver a sustainable new neighbourhood of approximately District’s population) and benefits from a range of 500 homes alongside significant community facilities supporting services and amenities. It is therefore the most including a new park, sports facility and allotments. sustainable location in the District to accommodate much needed new homes during the next 20 year Local Plan period to 2037.
RAYLEIGH CLUB
LUBARD’S FARM
HOCKLEY
SWEYNE PARK
RAYLEIGH
TOWN CENTRE
1 LUBARDS LODGE FARM, RAYLEIGH VISION DOCUMENT 2 The Opportunity
Crest Nicholson The Project Team
Crest Nicholson has been building new homes for over 50 JTP Richard Jackson years and is a market leader in the planning, design and JTP is an international placemaking practice of architects Richard Jackson Limited are Engineering Consultants and construction of high quality, community-led residential and masterplanners with extensive experience of delivering Chartered Building Surveyors operating from offices in schemes. successful projects for both private and public sectors Colchester, London, Cambridge, Norwich & Bristol. Core throughout the UK, Europe, China, Russia and the Middle services include Structural Engineering, Civil Engineering, Crest are proud to have been awarded ‘Housebuilder of the East. Geotechnical Engineering, Pre-planning, Building Surveying, Year’ for two consecutive years alongside a collection of Insurance Surveying, Project Management & Expert Witness. industry excellence awards which recognise the expertise of From our studios in London, Edinburgh and Hangzhou we The Richard Jackson team includes Chartered Civil, their staff and high quality homes. undertake placemaking projects at every scale, from cities Structural and Geotechnical Engineers and Chartered and towns, to neighbourhoods, streets and the design of Building Surveyors that provide a strong regional presence Crest has achieved more CABE Building for Life Gold Awards individual buildings; creating new places and breathing life across London, Suffolk, Essex, Norfolk, Cambridgeshire, than any other housebuilder which reflects their expertise into old ones. wider East Anglia & the South West. in the design and creation of sustainable communities. We approach all our projects through a process of SES Ecology understanding, engaging, and creating, which together we Southern Ecological Solutions (SES) is a multidisciplinary call ‘Collaborative Placemaking’. We are passionate about independent business that provides ecological and placemaking and our unique approach has received high arboricultural consulting services. We have built a business praise, recognised with over 200 design awards over the on a dynamic approach to solving the challenges of project past twenty years. delivery and have been part of design teams delivering high profile sites in the southeast through the planning process, Ardent Consulting Engineers as well as through the implementation phase. For example Ardent is a multi-disciplinary civil engineering consultancy, 2400 new homes at Kingsbrook, Aylesbury and 2000 new providing transport, infrastructure planning/engineering homes at Adastral Park, Martlesham. SES has won awards and flood risk management advice to the land development for its work at Kingsbrook, Aylesbury- Winner for RPTI South and property sector. We have particular expertise in East Awards for Excellence in Planning for the Natural residential developments, on both Greenfield and Environment 2016 and CIRIA - Large Scale Permanent Award Brownfield sites. Our teams work with clients throughout at the Big Biodiversity Challenge Awards 2016. the whole development process, taking schemes from site pre-purchase and due diligence, through the planning Werm application submission to secure consent, and on to WERM Ltd is a leading provider of Infrastructure, detailed design and site supervision during construction. Environmental, and Civil Engineering services to various markets including the Utility Industry, Government Bidwells Regulators, Residential/Commercial Developers and Bidwells is a multi-disciplinary property consultancy. Our Industrial/Commercial Facility Operators. planning team, among the largest planning consultancies in the UK, has a proven track record of providing problem Meeting Place Communications solving advice to a range of clients. Meeting Place Communications (MPC) is a communications agency that works with developers and communities to help Every senior planning consultant is a member of the Royal achieve successful planning outcomes. Their team brings Town Planning Institute and the practice has been awarded together talented professionals from a background in the Institute of Environmental Management and planning, politics, local government, business and Assessment (IEMA) EIA Quality Mark. journalism to create a unique communications skill-set that allows them to truly understand what matters most to their ETLA clients. They understand the stakeholder and political ETLA is a landscape practice, specialising in strategic environments in which developers work and can create and landscape planning and landscape design in the UK. Our deliver winning strategies to provide an exceptional approach is thorough, analytical and evidence-based, and experience. have experience with complex / high profile sites across the UK, including sites within the Green Belt.
3 LUBARDS LODGE FARM, RAYLEIGH VISION DOCUMENT 4 Understanding Rayleigh
Spatial Context
SOUTH Rayleigh is located within the wider Thames Gateway WOODHAM FERRERS South Essex area (TGSE). TGSE is a national priority area BURNHAM for growth and regeneration in which its excellent port - ON - CROUCH and airport connectivity make it a key strategic gateway for London and the UK. HULLBRIDGE RIVER CROUCH
SITE The A127 Corridor is vital a component to the economic growth of TGSE, in which approximately 34,000 new jobs HOCKLEY are estimated, partly through the London Southend ASHINGDON RIVER ROACH Airport environs and enterprise park. Ongoing housing RAYLEIGH growth within the A127 Corridor, including Rayleigh, is ROCHFORD LONDON therefore of strategic importance to this growth SOUTHEND programme. AIRPORT
THUNDERSLEY
SOUTH BENFLEET
SOUTHEND - ON - SEA
RIVER THAMES Rochford District boundary CANVEY ISLAND Site location
Site in Rochford District
Rayleigh is the largest settlement in Rochford district with a Rayleigh is situated at the top of the settlement hierarchy in population of 32,150 according to 2011 census data. It has a Rochford District Council’s adopted Local Development range of convenience and comparison retail provision, Framework, alongside Rochford/Ashingdon and Hockley/ employment opportunities and services and facilities. Hawkwell. By any measure, Rayleigh is considered a highly Rayleigh benefits from good access to the strategic road sustainable location within Rochford District. network including the A127 and A130 and train links to London Liverpool Street, Southend Victoria and London Southend Airport.
Rayleigh Station Holy Trinity Church Rayleigh High Street Map showing the main locations for growth, jobs growth and housing growth in the TGSE
5 LUBARDS LODGE FARM, RAYLEIGH VISION DOCUMENT 6 Site Context
KEY - Land at Lubards Farm occupies a total area of approximately N THE SITE 42.4 hectares, the southern parcel of which represents a logical urban extension between existing properties to the EDUCATION south (Rawreth Lane), and east (Hullbridge Road), light THE RAYLEIGH GOLF CLUB EMPLOYMENT industrial / business uses to the north (cluster of buildings at Lubards Farm) and plotland development to the west. The LEISURE site therefore benefits from clearly defined permanent RAYLEIGH CRICKET CLUB boundaries in an established urban context. The site TO SOUTHEND RETAIL 800m VICTORIA consists of private paddock land. RAILWAY STATION
The site has high sustainability credentials, with bus stops BUS STOPS along Rawreth Lane and Hullbridge Road providing two THE SITE LUBARDS FARM BUS ROUTE frequent services to Rayleigh Town Centre and Rail Station. A number of local shops and services including an Asda FOOTPATH supermarket, GP surgery and two primary schools also lie ASDA RAYLEIGH SUPERMARKET Hullbridge Road BYWAY within a short walking distance. FUSION LIFESTYLE BRIDLEWAY Rawreth Lane PERMISSIVE PATH MAKRO RAYLEIGH IMPERIAL PARK DOWNHALL PARK SURGERY ST NICHOLAS C OF E PRIMARY SCHOOL
RAWRETH INDUSTRIAL ESTATE
SWEYNE PARK DOWN HALL PRIMARY SCHOOL High Road DRAFT RAYLEIGH TOWN SPORTS & SOCIAL CLUB
M&S SIMPLY FOOD
TESCO EXPRESS B1013 FAIRVIEW PLAYING FIELD Rev Description Drn Chk App Date THE SWEYNE PARK SCHOOL CONSULTING OUR LADY OF RANSOM A129 London Road ARDENT ENGINEERS CATHOLIC PRIMARY SCHOOL Suite 207 One Alie Street London KEY - E1 8DE N RAYLEIGH GRANGE WILLIAM HARVEY EDWARD FRANCIS THEThe SITE site PRIMARY SCHOOL Tel: 020 7680 4088 COMMUNITY CENTRE SURGERY Fax: 020 7488 3736 EDUCATIONEducation Web: www.ardent-ce.co.uk E-mail: [email protected] abcde e THE RAYLEIGH GOLF CLUB EMPLOYMENTEmployment GLEBE JUNIOR SCHOOL Client LEISURELeisure CREST NICHOLSON LUBARDS FARM RAYLEIGH CRICKET CLUB TO SOUTHEND RETAILRetail RAYLEIGH RAILWAY STATION VICTORIA Project Title: RAILWAYRailway STATION Station LAND WEST OF HULLBRIDGE RAYLEIGH SURGERY FITZWIMARC SCHOOL VICTORIA PARK BUSBus STOPS stops ROAD, RAYLEIGH TO LONDON Crown Hill THE SITE BUSBus ROUTE route LIVERPOOL STREET Drawing Title: RAWERETH INDUSTRIAL ESTATE FOOTPATHFootpath SITE ACCESSIBILITY PLAN ASDA RAYLEIGH SUPERMARKET RAYLEIGH TOWN CENTRE BYWAYByway A3 Scale Date Designed by FUSION LIFESTYLE NTS 24.01.18 AA BRIDLEWAY Bridleway A1015 Drawn by Checked by Approved by AA DV SAF MAKRO RAYLEIGH IMPERIAL PARK Reproduced from/based upon Ordnance Survey material with the permission of the Controller of Her Drawing Number Rev DOWNHALL Majesty's Stationary Office, Crown Copyright Reserved. License No. 100020449 PARK SURGERY FIGURE 1 - ST NICHOLAS C OF user name: alex ayres File Location: y:\ardent projects\174160 - lubards lodge farm rayleigh\technical\acad\drawings\figures\figure 1.dwg E PRIMARY SCHOOL
RAWRETH INDUSTRIAL ESTATE
7 LUBARDS LODGE FARM, RAYLEIGH VISION DOCUMENT 8 SWEYNE PARK DOWN HALL PRIMARY SCHOOL DRAFT RAYLEIGH TOWN SPORTS & SOCIAL CLUB
M&S SIMPLY FOOD
TESCO EXPRESS
FAIRVIEW PLAYING FIELD Rev Description Drn Chk App Date THE SWEYNE PARK SCHOOL CONSULTING OUR LADY OF RANSOM ARDENT ENGINEERS CATHOLIC PRIMARY SCHOOL Suite 207 One Alie Street London E1 8DE RAYLEIGH GRANGE WILLIAM HARVEY EDWARD FRANCIS PRIMARY SCHOOL Tel: 020 7680 4088 COMMUNITY CENTRE SURGERY Fax: 020 7488 3736 Web: www.ardent-ce.co.uk E-mail: [email protected] abcde e GLEBE JUNIOR SCHOOL Client CREST NICHOLSON RAYLEIGH RAILWAY STATION Project Title: LAND WEST OF HULLBRIDGE RAYLEIGH SURGERY FITZWIMARC SCHOOL VICTORIA PARK ROAD, RAYLEIGH TO LONDON LIVERPOOL STREET Drawing Title: SITE ACCESSIBILITY PLAN
A3 Scale Date Designed by NTS 24.01.18 AA Drawn by Checked by Approved by AA DV SAF Reproduced from/based upon Ordnance Survey material with the permission of the Controller of Her Drawing Number Rev Majesty's Stationary Office, Crown Copyright Reserved. License No. 100020449 FIGURE 1 - user name: alex ayres File Location: y:\ardent projects\174160 - lubards lodge farm rayleigh\technical\acad\drawings\figures\figure 1.dwg Site Context
GOLDSMITH DRIVE
4 RAYLEIGH CLUB 5 HULLBRIDGE ROAD
1
3 6
LUBARDS FARM
LUBARD’S LODGE 2 1 2 5
7 ESSEX ARMY CADET FORCE RAYLEIGH DETACHMENT 6
HOOLEY DRIVE HULLBRIDGE ROAD
IMPERIAL PARK 3 INDUSTRIAL 8 ESTATE
7 9 RAWRETH LANE 8
MORTIMER ROAD
SWEYNE PARK 4 9
9 LUBARDS LODGE FARM, RAYLEIGH VISION DOCUMENT 10
3.0 Planning History
A reviewPlanning of RDC’s planning Context records reveals no available planning history on the site.
Between 2012 and 2013 the site was promoted by Commercial Estates Group (CEG) through the then emergingPlanning Site History Allocations Plan as part of the adopted Local Development Framework. AsLocal the Plan Context & the Need for New Homes Site Allocations Plan only needed to meet the housing targets set by the Core Strategy, RDC did not at that time consider it necessary to release more Green Belt land across the District than was 1. A review of RDC’s planning records reveals no available • Land to the west of Rayleigh (circa 550 by Countryside RDC’s adopted Local Development Framework (LDF) Rayleigh’s urban capacity is limited, so Green Belt release required planningto mak historye the on the Site site. Allocations Plan sound.Properties), application no. 14/00627/OUT; and consists of the Core Strategy (CS) adopted in December will be required at sustainable sites with a scale capable of • Land west of Hullbridge (circa 500 by Southern and 2011, Development Management Plan (DMP) adopted in delivering both high quality homes (including affordable) 2. In October 2016 an application for a new roundabout at Regional Developments), application no. 14/00813/OUT. December 2014 and Site Allocations Plan (SAP) adopted in and community uses. In Octoberthe 2016junction ofan Rawreth application Lane and Hullbridg for a Road, new roundabout at the junction of Rawreth Lane and HullbridgeFebruary 2014. adjacent to the south-eastern corner of the site, was 4. Financial contributions towards the cost of the Land at Lubards Lodge Farm represents a logical extension Road, adjacentapproved by to RDC the under south application-eastern reference corner of proposedthe site, improvement was approved works have been by secured RDC under applicationA housing target of 3,750 homes is identified in the CS to the north of Rayleigh and provides a unique opportunity 16/00162/FUL on 31/10/2016. Figure 1 below is an through both of the above applications. It is understood equating to 250 dwellings per annum. 772 of these to deliver a sustainable new neighbourhood of referenceextract 16/00162/FUL. from the approved plans Th for ethe application roundabout referencethat these commitmentsnumber contributeis 16/00162/FUL in full towards the was permitteddwellings on are proposed in Rayleigh over the Plan period. approximately 500 homes alongside a new park, sports 31/10/2016and .shows Figure that the 2land-take below would is require an extract a small from costthe of approvedthe roundabout works.plans for the roundabout and showsFrom the date of its adoption (following delays in the facility and allotments. piece of land falling within the defined boundary of the Examination process), the CS covers a period of that the landsite. -take would require a small piece of land falling within the defined boundary ofapproximately the 13 years from December 2011 to 2025. As a A number of less suitable Green Belt sites shown on the Appraisal site. condition of its approval, the Examining Inspector placed a following pages have been submitted to RDC for 3. The planning committee report for the roundabout requirement upon RDC to commit to an early review of the consideration through the new Local Plan process. application stated that the opportunity for this junction CS. improvement at this location, as identified in Policy SER6 (the policy relevant to the site allocation), arose As a result, RDC’s new Local Plan is being prepared which is from the committed allocations at: currently subject to public consultation (13 December 2017 until 7 March 2018). It is an Issues and Options iteration, representing the first consultation stage of the new Local Plan. Comprising a strategic assessment of the opportunities and constraints, the Plan analyses issues relating to the delivery of housing, jobs and infrastructure for the period 2017 – 2037. New Local Plan The Plan does not yet make any specific policy proposals for the District. However, it does recognise that in order to meet Issues and Objectively Assessed Housing Need (OAHN) in accordance Options with the NPPF, 331 – 361 homes per annum should be Document planned for. This represents a significant uplift to the District’s current CS housing requirement and equates to an additional 1,620 - 2,220 new homes over the new Plan period (81 – 111 additional homes per annum). Meeting this natural population growth driven by an ageing population is critical particularly in the context of worsening housing
affordability. Consultation dates: 13 December 2017 - 7 March 2018 OAHN is higher than the supply of brownfield land so the release of further Green Belt land across the District will be necessary through the new Local Plan process. Rayleigh is Rochford’s largest settlement (circa 40% of the District’s population) benefitting from a range of supporting services and amenities and is therefore the most sustainable Fig. 1: Extract from application 16/00162/FUL new roundabout approved plans location in the District to accommodate new homes.
Fig. 2: Extract from application 16/00162/FUL new roundabout approved plans
11 LUBARDS LODGE FARM, RAYLEIGH VISION DOCUMENT 12 The planning committee report for the roundabout application stated that the opportunity for this junction improvement at this location, as identified in Policy SER6 (the policy relevant to the site allocation), arose from the committed allocations at: ● Land to the west of Rayleigh (circa 550 by Countryside Properties), application no. 14/00627/OUT; and ● Land west of Hullbridge (circa 500 by Southern and Regional Developments), application no. 14/00813/OUT.
Financial contributions towards the cost of the proposed improvement works have been secured through both of the above applications. We understand that these commitments contribute in full towards the cost of the roundabout works.
Page 4 Planning Context
Summary of Strategic Housing and Employment Land Availability Assessment and potential alternative sites
In the context of the new Local Plan outlined previously, we • To the south-east of Rayleigh, in the proximity of consider it appropriate to review the suitability of alternative SHELAA site CFS127 Eastwood Nurseries off Bartletts, Green Belt sites on the edge of Rayleigh. CFS044 south of Eastwood Road and CFS068 off Daws Heath Lane, there are small fragmented land parcels, Several potential alternative sites around Rayleigh were likely to fall within different land ownerships. submitted to RDC through the call for sites process for Development of this area is likely to be piecemeal and consideration within the new Local Plan and were presented would in our view not be capable of delivering the high at the Planning Policy Sub Committee on 17 November 2017. quality, integrated development achievable on the The committee resolved to publish this document in the Lubards Lodge Farm site. In addition, site access from new Local Plan evidence base. These alternative sites are the narrow Daws Heath Road and from constrained discussed briefly below along with our contention for access points off Eastwood Road are likely to be discounting them. significant constraints in this location. See figure 6 opposite. • Committed residential development exists to the west of Rayleigh under reference number 15/00362/OUT on • To the south-west of Rayleigh, in the proximity of Extract from the RDC Site Allocations Plan North of London Road, Rayleigh Extract from RDC SHELAA Map D Land North of London Road, South of Rawreth Lane SHELAA site CFS121 Land north of A127, development is and West of Rawreth Industrial Estate. In our view, constrained by the exposed and open nature of the further development to the west of this location would countryside experienced from this location. A lead to a significant increased sense of coalescence with substantial number of electricity pylons traverse the Wickford and a sprawl of Rayleigh in this direction. See site between the substation adjacent to the south of figure 4 opposite. the railway station and the National Grid main substation to the west of the A1245. A suitable point of • To the north-east of Rayleigh, in the proximity of vehicular access is also likely to be an issue for SHELAA site CFS105 Land north of Hambro Hill is development in this area in the short to medium term. constrained by topography and access. The area of See Figure 7 opposite. CFS053 Land south of 38 and 39 Wellington Road, CFS098, CFS029 and CFS027 to the east of Rayleigh, is located within the Upper Roach Valley which is protected from development under CS Policy URV1. They would also require access through existing Extract from RDC SHELAA Map E Extract from RDC SHELAA Map F residential areas. We do not consider these sites of a scale capable of delivering strategic development and commensurate infrastructure requirements in accordance with RDC’s priorities. See figure 5 opposite. In contrast, the proposed residential (southern) parcel of As such, land at Lubards Farm is considered the most Land at Lubards Farm lies in a less sensitive location and appropriate site at Rayleigh to meet the town’s housing and benefits from being enclosed by employment uses to the community needs. The site’s suitability and deliverability are north, housing to the east / south, and plotland explored in the next two sections of this Vision Document. development to the west. The site also offers a unique opportunity to accommodate significant areas of public open space, sports facilities and allotments for the town on land that is currently private and underutilised, with low environmental value. The site is in single ownership and is deliverable within the early phases of the plan period.
13 LUBARDS LODGE FARM, RAYLEIGH VISION DOCUMENT 14 Technical Considerations
Purpose Critque Contribution
Check the Land between Hullbridge and Rayleigh: Limited Green Belt Considerations unrestricted Land between Rayleigh and Hullbridge comprises a mix of land uses consistent with sprawl of large a settlement fringe including the presence of residential properties along tracks and built-up areas lanes, agricultural and commercial buildings, engineered waterbodies and sewage Rochford Council does not have a Green Belt Assessment, works. Development present between Rayleigh and Hullbridge is disorganised which provides an evidence base as to how the Green Belt and poorly planned in terms of its layout and design and therefore consistent with within the district functions in relation to NPPF paragraph ‘sprawl’, most notably residential properties to the south of Hullbridge and to the 80, and the supporting paragraphs within NPPF Chapter 9 west and north of the site along a network of linear lanes. relating to openness, defensible boundaries and potential The Site: harm to the Green Belt. Given the sprawl of development to the north and west of the site, the site is of limited contribution in this regard, and is more closely associated with the ETLA have therefore undertaken an assessment of the settlement edge of Rayleigh than ‘countryside’. contribution of the site to the NPPF purposes of the Green Development within the site would not alter the fact that land use locally has Belt, set out within the table opposite. There is already built resulted in sprawl between the settlements of Hullbridge and Rayleigh, as the site is form present within the land between Hullbridge and already bound by scattered residential properties to the north, east, south-east and Rayleigh, washed over by the Green Belt designation. This west. appraisal assesses the contribution that the land between Prevent Land between Hullbridge and Rayleigh: Some Hullbridge and Rayleigh makes to the purposes of the Green neighbouring The land designated as Green Belt between Hullbridge (from the southern Belt, and in turn, the contribution that the site itself makes towns from boundary of properties to the south of Lower Road) and Rayleigh (to the northern to these purposes. merging boundary of properties to the east of Hullbridge Lane, east of the site) extends to approximately 1.3km between these settlements. However, due to the sporadic development present, this function has technically eroded, and this no longer The findings opposite demonstrate that the land between functions as a prevention to merging. Hullbridge and Rayleigh makes a limited contribution to the Hullbridge Lane is a main route between Rayleigh and Hullbridge, and the sense of purposes of the Green Belt, given the extent of sprawl and arrival / departure between the settlements is partly eroded due to the settlement encroachment of built form that is present, and that fringe nature of the local land uses and scattered development present. There are numerous land uses accessed via this lane, including residential properties development within the site would be perceived as part of the farm and business complex at Lubard’s Lodge, the Rayleigh Club (golf and the settlement of Rayleigh, where development of the site sports club) and agricultural land. There is no clear, distinct point or transition at would reduce the technical distance between settlements which the settlement of Rayleigh ends due to the scattered built form and road however would not result in further physical or perceptual accesses which exhibit little spatial coherence. The land uses at the southern extent merging of the two settlements. of Hullbridge Lane, including the Lubard’s Lodge farm and business units and residential properties to the east / south-east of the site are perceived as part of the settlement of Rayleigh.
The Site: The site forms part of the southern section of this eroded area, and therefore does not have a direct role in preventing merging. Development within the site would result in a technical increase in built form, however would not result in the visual or physical merging of settlements. Assist in Land between Hullbridge and Rayleigh: Limited safeguarding the Whilst technically ‘countryside’, the majority of the land between Rayleigh and countryside from Hullbridge in the vicinity of the site contains existing built form and limited encroachment ‘countryside’ characteristics and is not therefore perceived as rural, and therefore encroachment has already occurred.
The Site: The development of the site would replace fields with built form and open space and at a site-specific level would inevitably result in their loss, however, given the context of the mixed land use and settlement fringe characteristics locally, the overall encroachment of development on the land between Rayleigh and Hullbridge has already occurred. Preserve the The land between Hullbridge and Rayleigh has no intervisibility with the None setting and Conservation Area of Rayleigh. special character of historic towns
15 LUBARDS LODGE FARM, RAYLEIGH VISION DOCUMENT 16 Technical Considerations
Do not scale from this drawing. All dimensions to be verified on site prior to construction and checked with ETLA. Revisions: - - - Landscape xxxxA: (Date): (Change)
The land between Rayleigh and Hullbridge, whilst identified as Green Belt, is limited in its contribution to the purposes of the Green Belt, given the variety of land uses and erosion that has taken place in the form of sprawl of built form present between the two settlements.
The site comprises agricultural land and a defined mature hedgerow network dividing the fields within the site with some hedgerow trees and PRoWs. Given the settlement fringe location and mix of land uses including residential 9 development adjoining the site, the site has the capacity to 4 Hullbridge Road accommodate residential development, set within a strong
8 landscape framework, incorporating new woodland 6 3 structure in accordance with published landscape character guidelines.
Rawreth Lane Do not scale from this drawing. All dimensions to be verified on site prior to construction and checked with ETLA. 7 Revisions: - - - 1 Landscape Considerations xxxxA: (Date): (Change) 2 Viewpoint Locations 2 10 11 5 With regard to landscape character, the site is located within the Northern Thames Basin National Character Area (NCA 111) at a national level, and the South Essex Coastal Towns LCA at a county level. Characteristics identified within the published assessments include a varied landform with wide plateau divided by river valleys, and a varied woodland Project Land at Lubbard’s Lodge, Rayleigh pattern. Large areas of dense development, a complex Drawing Title Site Context Plan network of major transportation routes and pylons which Drawing No 0108-L01 Status Draft Date 16.02.2018 visually dominate the farmland are noted within the county 9 Scale See scale bar Revision -
N assessment, where views of an urban skyline are frequent. 4
Hullbridge Road Do not scale from this drawing. All dimensions to be verified on Eleanor Trenfield Landscape Architects Ltd site prior to construction and checked with ETLA. The Innovation Centre, Canterbury, CT1 7FG The South Essex Coastal Towns LCA describes the condition 01227 490485 Revisions: - - - www.etla.studio DoxxxxA: (Date): not scale (Change) from this drawing. All dimensions to be verified on Dosite notprior scale to constructionfrom this drawing. and checked All dimensions with ETLA. to be verified on Dosite notprior scale to constructionfrom this drawing. and checked All dimensions with ETLA. to be verified on of the landscape as mixed with poor quality intrusive shed SiteDosite notprior scale contextto constructionfrom this drawing. and checked Allplan dimensions with ETLA. to be verified on Do not scale from this drawing. All dimensions to be verified on 8 Revisions:Dosite notprior scale to constructionfrom this drawing. and checked- All dimensions with ETLA.- to be verified- on Revisions:Dosite notprior scale to constructionfrom this drawing. and checked All dimensions with ETLA. to be verified on Revisions:sitexxxxA: (Date): prior to (Change) construction and checked- with ETLA.- - 6 3 sitexxxxA: (Date): prior to (Change) construction and checked- with ETLA.- - Revisions:xxxxA: (Date): (Change) - - - Revisions:xxxxA: (Date): (Change) - - - development common and woodland and hedgerow of Revisions:xxxxA: (Date): (Change) - - - xxxxA: (Date): (Change) - - - xxxxA: (Date): (Change) moderate condition. South Essex Coastal Towns LCA Site Boundary National Character Areas assesses the sensitivity of the landscape to major urban Urban Boundary/ Rural Greater Thames Estuary extensions as medium and that adverse effects may be Rawreth Lane Settlement Northern Thames Basin 7 1 overcome through appropriate siting, design and other Woodlands, Orchard and Scrub 2 ViewpointViewpoint Locations Locations (please see next page) 2 10 11 mitigation measures. 5 Existing Water Courses Contour (m) Public Rights of Way Listed Buildings
9 Ancient Woodlands
9 Green Belt 9 4 9 9 Hullbridge Road 4 Wildlife Sites 4 Project Land at Lubbard’s Lodge, Rayleigh Hullbridge Road 4 Hullbridge Road 4 Hullbridge Road Open Spaces 4 Hullbridge Road Hullbridge Road Drawing Title Site Context Plan Hullbridge Road Hullbridge Road 8 6 3 Hullbridge Road Registered Parks and Gardens Drawing No 0108-L01 8 Status Draft 6 3 8 Date 16.02.2018 6 3 8 Local Natural Reserves Scale See scale bar 6 3 8 Revision - 6 3 N Sites of Scientific Interest
Eleanor Trenfield Landscape Architects Ltd The Innovation Centre, Canterbury, CT1 7FG Rawreth Lane 01227 490485 www.etla.studio 7 1 Rawreth Lane Rawreth Lane Viewpoint Locations Rawreth Lane 2 Rawreth Lane Rawreth Lane 7 Rawreth Lane 7 2 1 7 1 10 11 Viewpoint Locations 7 1 2 Viewpoint Locations 7 5 1 2 Viewpoint Locations 7 1 2 Viewpoint Locations 2 2 Viewpoint Locations 2 10 11 2 Viewpoint Locations 17 LUBARDS LODGE FARM, RAYLEIGH2 10 11 VISION DOCUMENT 18 25 10 11 25 10 11 5 5
Project Land at Lubbard’s Lodge, Rayleigh
Drawing Title Site Context Plan Project Land at Lubbard’s Lodge, Rayleigh Project Land at Lubbard’s Lodge, Rayleigh Project Land at Lubbard’s Lodge, Rayleigh Project Land at Lubbard’s Lodge, Rayleigh DrawingProject No Land0108-L01 at Lubbard’s Lodge, Rayleigh DrawingProject Title LandSite Context at Lubbard’s Plan Lodge, Rayleigh Drawing Title Site Context Plan DrawingStatus Title SiteDraft Context Plan Drawing DateTitle Site16.02.2018 Context Plan Drawing Title Site Context Plan Drawing ScaleTitle Site Context Plan DrawingDrawing Title No 0108-L01SiteSee scaleContext bar Plan DrawingRevision No 0108-L01 DrawingStatus No 0108-L01Draft- DrawingStatus No Draft DrawingStatusDate No 0108-L01 Drawing No 0108-L01Draft16.02.2018 DrawingStatusDate No 16.02.20180108-L01 N DrawingStatusScaleDate No 16.02.2018SeeDraft0108-L01 scale bar StatusScale Draft RevisionStatusDate 16.02.2018See scale bar ScaleDate See-16.02.2018Draft scale bar RevisionScaleDate 16.02.2018 RevisionScaleDate See- scale bar Scale -See16.02.2018 scale bar EleanorRevisionScale Trenfield SeeLandscape scale barArchitects Ltd RevisionScale -See scale bar N The RevisionInnovation Centre,- Canterbury, CT1 7FG N 01227Revision 490485 - N www.etla.studio N N Eleanor Trenfield Landscape Architects Ltd N EleanorThe Innovation Trenfield Centre, Landscape Canterbury, Architects CT1 7FG Ltd Eleanor Trenfield Landscape Architects Ltd 01227The Innovation 490485 Centre, Canterbury, CT1 7FG EleanorThe Innovation Trenfield Centre, Landscape Canterbury, Architects CT1 7FG Ltd Eleanor01227www.etla.studio 490485 Trenfield Landscape Architects Ltd Eleanor01227Thewww.etla.studio Innovation 490485 Trenfield Centre, Landscape Canterbury, Architects CT1 7FG Ltd Eleanor Trenfield Landscape Architects Ltd 01227Thewww.etla.studio Innovation 490485 Centre, Canterbury, CT1 7FG 01227The Innovation 490485 Centre, Canterbury, CT1 7FG 01227www.etla.studio 490485 01227www.etla.studio 490485 www.etla.studio Technical Considerations
Residential properties east of site within Rayleigh
Visual considerations
A site visit was undertaken in January 2018, a selection of photographs is included within this document. The visual appraisal identified that due to the built form and vegetation structure surrounding the site, within residential land uses, agricultural field boundaries and roadside vegetation, views into the site are typically localised and limited to its immediate setting, with exception of elevated views from the south-east. View 1: View from within eastern part of site Hedgerow along southern boundary of site Rawreth Lane Properties to south of site
Locations from which the site is visible include the PRoW within the site and within the vicinity of the site, and comprise open / partial views. There is potential for reciprocal longer distance views from rising land to the east and south-east in the vicinity of High Road from where the site is perceived in the context of the existing settlement pattern of Rayleigh.
Landscape Opportunities and Constraints View 5: View from Rawreth Lane looking north towards site Hedgerow along western edge of site Properties along PRoW west of site The following should be taken into consideration with regard to development within the site: • The vegetated character of Rawreth Lane and Hullbridge Lane should be retained as far as possible, with the exception of accommodating road infrastructure requirements; • The hedgerow structure within the site should be retained, reinforced and enhanced and supplemented with additional, site-wide planting within any development proposals; View 6: View from PRoW west of site, looking eastwards. • There are 3 stretches of PRoWs within the site, extending along the Buildings associated with Lubard’s Lodge complex Hullbridge Road Hedgerow along eastern boundary of site northern, eastern and western boundaries of the site, and a permissive route along the southern edge. These are currently flanked by hedgerows on either side and should be retained and incorporated within a wider green infrastructure strategy for the site; • There is opportunity to provide significant new open space to link to the existing PRoWs and wider PRoW network, potentially focused in the northern part of the site, and improve the wider amenity value within the site, enhancing the sense of place. Consider a series of smaller open spaces within the site providing connectivity between View 8: View from Hullbridge Road, east of site PRoWs, with development fronting on to the green spaces to create PRoW north of site Buildings north of site attractive informal greens as part of a new green infrastructure network; • Development should be set back from the PRoWs and should front on to (as opposed to backing on to) the PRoWs to provide passive surveillance in accordance with positive urban design principles; and • Consider reinforcing existing landscape structure, particularly along the edges of the site, including the introduction of tree belts consistent with the wider landscape character
View 9: View from PRoW north of site
19 LUBARDS LODGE FARM, RAYLEIGH VISION DOCUMENT 20 Technical Considerations
Access & Highways Utilities
An appraisal of access opportunities has been carried out A comprehensive Transport Assessment would be prepared Water development. The section of the 32mm PE MP main within by Ardent Consulting Engineers. This has shown potential to support a planning application for development, and this The incumbent water company for the area is Essex & the parcel that serves Lubards Cottages and Lubards Lodge for a 4th arm off the consented new roundabout junction at would assess development traffic impact on the operation Suffolk Water. Asset records show: will need to be diverted so that the remaining section of Hullbridge Road/Rawreth Lane to serve the site. There are of the consented Hullbridge Road/Rawreth Lane • A 9” asbestos cement main in the southern footpath of main, outside the parcel, is served off the new site mains. additional access opportunities from Rawreth Lane, roundabout junction and the Rawreth Lane/Downhall Park Rawreth Lane. It is proposed that the development shall be served from comprising a potential 4th arm off the existing signalised Way signalised junction and other sensitive local junctions • A 28” cast iron main in the carriageway and eastern the 125mm PE MP main within Hullbridge Road. A new gas junction with Downhall Park Way, or a priority ‘T’ junction at as required by the highway authority. Suitable junction footway of Hullbridge Road. governor shall be located within the development, from an appropriate location along Rawreth Lane, which would improvements will be provided if required. • There are no mains shown within the proposed which new LP mains and services shall be laid to serve the take account of suitable junction spacing and visibility development parcel. new residential units. requirements. In view of the above described level of site accessibility for non-car modes of travel, the site is well suited to residential It is anticipated that a diversion or protection of a section of Electricity Existing Public Rights of Way (footpaths and bridleways) and development with many local facilities close by , including the 28” cast iron main within Hullbridge Road may be The incumbent electricity company for the area is UKPN. Permissive Paths would be retained within the development, bus services and local shops and is compliant with policy required to accommodate the road realignment for the new Asset records show: with convenient pedestrian links made to these and the guidance on transport and land use planning at both a roundabout junction. This will be subject to the detailed external network of footways to provide easy access on foot national and local level. design of the new junction. • Primary distribution (132 kV) overhead cables, running to local schools, shops, amenities, and bus stops. east to west, on steel pylons crossing the northernmost It is not anticipated that any other water main diversions part of the development parcel. There is a single pylon The closest bus stops are located adjacent to the site on shall be required within Rawreth Lane to accommodate the located along this line within the development parcel. Rawreth Lane, with others on Hullbridge Road within a short potential junction locations to the southern boundary of the • A HV overhead cable running between Lubards Lodge walk distance. These stops provide access to two frequent development parcel. and a pole (with a transformer) within land located west services (the no. 3 and 20) as well as an infrequent service of the development parcel. It is not shown on UKPN and school buses. These services provide connections to It is proposed that Essex & Suffolk Water shall provide a new records, but it is believed that these cables may be Rayleigh Town Centre and Rail Station, Chelmsford and D KEY -mains network on site and undertake works off-site to connected to the HV system that runs into the Farm R I
E V Track
Southend. Rayleigh Rail Station is located 1.6kmU south of the E N Pengelly accommodateSITE BOUNDARY a connection in Rawreth Lane. from Hullbridge Road Trenders Hall N M C C A L MO N T E D R I V E site, with services operated by Greater Anglia.V Services to PUBLIC BRIDLEWAY A (PROW) • A LV overhead cable spanning between the entrance to
S
R
London Liverpool Street and Southend VictoriaE run every 10 PUBLIC FOOTPATH D Gas the Farm and the Army Cadet Force Headquarters to N H (PROW)
E U minutes at peak times. R L L T B The EXISTINGincumbent PERMISSIVE gas transporter for the area is Cadent. Asset the south. E R I V Golf PATH TO BE RETAINED
I D G R WITHIN SCHEME E Course records show: • A HV overhead cable system running between the D 19m R O BUS STOP The closest primary schools to the site are Down Hall A T D • A 125mm PE MP main in the carriageway of Hullbridge entrance to the Farm (where the cables cross Hullbridge S 34m R POTENTIAL VEHICULAR Primary School and St Nicholas Church of England School,U H ACCESSRoad. OPTIONS K Road) and southwards to Hambro Hill (beyond the area 19m R
E A
V located circa 500m south and south-west of the site P I • A 4” steel MP main in the carriageway and eastern of development). This system supports a number of
R respectively. The Sweyne Park (Secondary) School is located D Y footway of Hullbridge Road. pole mounted transformers, from which emanate LV E Drain
L
O circa 1km south of the site. An Asda Supermarket is located O Lubard's H • A 180mm PE MP main in the northern footpath of cables and services, serving Ferndale Road, Chapman Lodge circa 300m west of the site and there is a local parade of Rawreth Lane. Court and Mortimer Road as well as properties located ACCESS TO LUBARDSTrack COTTAGES TO shops adjacent to the Hullbridge Road/RawrethCheshunt Drive (Tk) Lane Lubards BEACCESS MAINTAINED TO LUBARDS COTTAGES WITHIN TO BE SCHEME Cottages MAINTAINED WITHIN SCHEME LAYOUT • A 32mm PE MP main running within the track that along the eastern side of Hullbridge Road. Track LAYOUT junction. Rayleigh Town Centre, with its shops and serves Lubards Cottages and Lubards Lodge, but now • LV overhead lines running within the verge to the west
amenities, is located circa 1.5km south of the site.
30m 30m Track falls within the development parcel. of Hullbridge Road. 27m POTENTIALPOTENTIAL 4TH ARM 4TH ON ARM ON EXISTING POTENTIAL Mon SIGNALISEDEXISTING SIGNALISED JUNCTION JUNCTION Track 4TH ARM ON DRAFT CONSENTED It is anticipated that the diversion or protection of sections The 132kV overhead cables are located in the area that shall POTENTIAL 4TH ARM ON CONSENTED Track POTENTIAL PRIORITY POTENTIAL PRIORITY NEWNEW ROUNDABOUT JUNCTION of the 4” steel and 125mm PE MP mains within Hullbridge become the SANGS. It is not proposed that these cables JUNCTIONJUNCTION LOCATIONS LOCATIONS ROUNDABOUT 24m Rev Description Drn Chk App Date D KEY - R JUNCTION
I Y Road mayCONSULTING be required to accommodate the road shall be diverted. E V Track A Drain R 34m POTENTIAL W A Track ENGINEERS E POTENTIAL REALIGNMENT U SITE BOUNDARY N Pengelly E W R Track ARDENT
Trenders Hall N Site boundary E M C C A L MO N T T REALIGNMENTOF PERMISSIVE PATH OF Suite 207 E D R I V E K H E L L One Alie Street V PUBLIC BRIDLEWAY S A Hall realignment for the new roundabout junction. This will be O N Tk London A E PERMISSIVE PATH (PROW) C L E1 8DE OS S Public bridleway (prow) E E
R Tel: 020 7680 4088
S Playing E Fax: 020subject 7488 3736 to the detailed design of the new junction. PUBLIC FOOTPATH A The section of overhead cable running between Lubards D Field H Web: www.ardent-ce.co.uk N H (PROW) C E-mail: [email protected] E M abcde e U Public footpath (prow) A ND
R F L N N E R L Y S W N Client T E DA B L Lodge and the pole located in land to the west of the parcel EXISTING PERMISSIVE R E W E R E R O O A Imperial RY I D I I U EST M V Golf PATH TO BE RETAINED R 29m CREST NICHOLSON D C V I P B
Existing permissive path to be retained Within scheme R L U
G U
R WITHIN SCHEME Park Q S O Q Course A E M L D I L F It is also anticipated that diversions or protection to sections will need to be diverted underground (through the “Green L S I C Project Title:
19m R E N R E
A
S O Leisure S S BUS STOP C A V A S LAND WEST OF HULLBRIDGE Bus stop O F I G T D Centre L D S N R M N ROAD, RAYLEIGH 34m R O R R T I of the 180mm PE MP main in Rawreth Lane will be required POTENTIAL VEHICULAR W D I Finger”). A E A PO M E
U Y V R K
E B R Drawing Title:
H ACCESS OPTIONS R O A 30m 30m Tk D H E B
K Potential vehicular access options S
19m T U
R T E
T E POTENTIAL VEHICULAR ACCESS
E N L
A A
E U A to facilitate the proposed junctions to the south of the
V S P C S
O
I WI C T Car R H S T R O N C E M A3 Scale Date Designed by R
D V PotentialPk vehicular access X V NTS 24.01.18 AA C Drain E I
Y Drawn by Checked by Approved by D A E E Drain O W W AA DV SAF
L R L I
Reproduced from/basedDrain upon Ordnance Survey material with the permission of the Controller of Her S
O U H D Drawing Number Rev 35m Majesty's Stationary Office, Crown Copyright Reserved. License No. 100020449 W 35m O Lubard's R C R - H R I 174160-001
T E
M M E V S E S Lodge user name: alex ayres File Location: y:\ardentO projects\174160 - lubards lodge farm rayleigh\technical\acad\drawings\174160-001 potential vehicular access.dwg
Track Cheshunt Drive (Tk) Lubards ACCESS TO LUBARDS COTTAGES TO BE LUBARDS LODGE FARM, RAYLEIGH VISION DOCUMENT
Cottages MAINTAINED WITHIN SCHEME LAYOUT 21 22 Track
30m 30m Track 27m POTENTIAL 4TH ARM ON Mon EXISTING SIGNALISED JUNCTION Track DRAFT
POTENTIAL 4TH ARM ON CONSENTED Track POTENTIAL PRIORITY NEW ROUNDABOUT JUNCTION JUNCTION LOCATIONS 24m Rev Description Drn Chk App Date
Y CONSULTING A Drain R 34m Track W A W POTENTIAL REALIGNMENT Track ARDENT ENGINEERS E R E T H OF PERMISSIVE PATH Suite 207 K E L S L A Hall One Alie Street O N Tk London C E L O E1 8DE S E E Tel: 020 7680 4088 S Playing Fax: 020 7488 3736 A Field H Web: www.ardent-ce.co.uk
C M E-mail: [email protected] abcde e A ND N N F E R Y S E W N DA Client R L E W E R O O A Imperial RY I D I EST M R U 29m CREST NICHOLSON V P B C
L R U
Park U Q S O Q A M L I L F L S I C Project Title:
E N R E
A
S Leisure S S C A V LAND WEST OF HULLBRIDGE S
O F I G Centre L D R N ROAD, RAYLEIGH N R M O R T I W D I A A PO M Y E E R K
V R Drawing Title:
E R B O A 30m 30m Tk D
H E S B
T U T
E
NT E POTENTIAL VEHICULAR ACCESS L
A
E U A
S C S
WI C O T R H S T Car O N C E M A3 Scale Date Designed by
R V Pk X V NTS 24.01.18 AA C E Drain I Drawn by Checked by Approved by D A E O WL W AA DV SAF
R I S
Reproduced from/basedDrain upon Ordnance Survey material with the permission of the Controller of Her U H D Drawing Number Rev 35m Majesty's Stationary Office, Crown Copyright Reserved. License No. 100020449 W 35m R C R R I 174160-001 -
T E
M M E V S E S user name: alex ayres File Location: y:\ardentO projects\174160 - lubards lodge farm rayleigh\technical\acad\drawings\174160-001 potential vehicular access.dwg Technical Considerations
Ecology
It is not anticipated that diversions/undergrounding of the TV Reception The Site is largely of low biodiversity value being intensively value to protected and notable species. The proposed HV overhead system located along the western verge of A desktop search indicates that a full range of free to air managed arable land. Habitats of value present include the northern green space has potential to provide lowland Hullbridge Road (in the area of the proposed Community digital and HD channels should be available at the field boundary habitats including hedgerows, ditches and meadow, a range of waterbodies, native woodland planting Garden) will be undertaken. development site served from the Crystal Palace associated grassland margins. Nevertheless, species specific and species-rich hedgerows, all of which will significantly transmitter. surveys will be undertaken to further assess the biodiversity enhance the biodiversity value of the site managed in the Sections of the HV overhead cable in the area of the value of the Site and establish constraints. These surveys long term for the benefit of local wildlife. proposed new roundabout junction shall require Linesearch Before U Dig will inform design of the proposals and support the planning undergrounding. application. An extended Phase 1 Habitat survey, as well as Urban habitats will include plant species of benefit to a A Linesearch Before U Dig asset search was undertaken to a Habitats Regulations Assessment (HRA) is proposed, along range of species such as badgers, bats, birds and One or two substations would be required to serve the new check for any additional undertakers who may have plant with targeted surveys for hedgerows, badgers, reptiles, invertebrates. Ecological connectivity will be created development; these will each be located central to the areas within the vicinity of the site. An enquiry within a 500m zone great crested newts, birds and bats. through the provision of green fingers across the Site they will need to serve, within the development parcel. As of interest around the development indicated that Engie, providing a network of pathways throughout the such an overall area of 6 x 6m will need to be incorporated Utility Assets and Vodaphone have no apparatus, but The biodiversity value of the site will be enhanced through greenspace for the enjoyment and wellbeing of local into the proposed site plan for each substation. responses from other companies are awaited at the time of the proposals by retaining the majority of valuable habitats residents. writing. onsite and creating significant areas of additional habitats of Telecoms Openreach asset records show: Disconnections • Overhead apparatus in the southern footway of Rawreth Lane. No disconnections are anticipated for the site. • Overhead apparatus sharing poles with UKPN infrastructure in Hullbridge Road. Conclusions • Overhead apparatus serving Lubards Lodge and Lubards Cottages. This report demonstrates that the necessary enquiries to statutory undertakers and utility service providers have Sections of the overhead cable in the area of the proposed been completed. new roundabout junction shall require undergrounding. The site is served by the Downhill telephone exchange via These confirm that there is either sufficient capacity to cabinet 28, which is enabled for fibre broadband. accommodate the proposed development or that the necessary improvements required for the development to Cable proceed can be provided. Virgin Media have no assets within the immediate vicinity of the site.
Hedges within the site
23 LUBARDS LODGE FARM, RAYLEIGH VISION DOCUMENT 24 Technical Considerations
Drainage
Land at Lubards Farm falls generally from the south west to The ground conditions are not suited to infiltration drainage Residential area the north east. A watercourse flows from south to north on techniques, therefore a site wide system of swales will Outdoor sports area the eastern boundary of the site. This flows through a collect surface water from each development parcel and culvert to the front of the existing commercial development attenuate it before it passes into a final detention basin. The Existing watercourse adjacent. This watercourse will be retained in its current development will use a Train of Sustainable Urban Drainage Proposed swale and extreme form. The commercial development has a small water Systems (SuDS) to slow and attenuate waterflows and event routing reservoir within it. Further north beyond the site is the improve water quality before it is allowed to leave the Proposed detention basin floodplain of the River Roach. development and outfall to the existing watercourse. The topography requires 2 outfall points into the watercourse to The fluvial flood mapping shows that the whole of this site is drain the site. Each of these outfalls will be restricted to the not at risk of flooding from Main Rivers or the sea. The Greenfield 1% chance runoff rate for the sub-catchment. Surface water flood mapping produced by Essex County This will reduce flows in larger events and reduce flood risk Council in their role as Lead Local Flood Authority (LLFA) down stream as a result. The SuDS train will also include shows limited areas of the east of the site at risk associated permeable paving on each plot to slow the flows of water with the watercourse, in the High (3.3% chance in any year) into the swale system. The system as whole will be designed and Medium (1% chance in any year) events. In the Low risk to fully comply with the guidance of the LLFA. (0.1% chance in any year) the area of flooding is slightly larger and some limited other parts of the site are at risk of The swales and detention basins offer the opportunity to flooding with a depth of less than 300mm. The whole site is provided increased habitats in the public open spaces and considered to be in Flood Zone 1 with the exception of small also to provide amenity for the residents of the areas immediately adjacent to the watercourse which are in development and the wider area. These will enhance the Flood zones 2 and 3. The form of the development respects environment by providing a water element. Form of the this flood risk situation with the areas proposed for housing detention basins is envisaged to allow their use for other being set back from this watercourse. purposes when the water conditions are such that they are not required for water storage. This approach is in line with The LLFA mapping shows that this site falls into a Critical the guidance given in the SuDS manual and also by the Drainage Area. This status has been placed upon the site as LLFA. the LLFA has produced a Surface Water Management Plan (SWMP) for this area. The LLFA has investigated existing The foul water from the development will be collected in a flooding within the same catchment as the site. The site tradition pipe network that will be offered to Anglian Water itself is not at risk of flooding it is important that the for adoption. It is anticipated that this will connect to development does not increase the risk of flooding offsite existing Anglian Water sewers in Hullbridge Road. within the wider catchment.
Existing watercourse on the eastern boundary of the site
25 LUBARDS LODGE FARM, RAYLEIGH VISION DOCUMENT 26 Constraints & Opportunities
Constraints
Built Environment: • A buffer area around the existing houses 15 m • Pylons run in the north of the site
Natural Environment: Rayleigh Club Hullbridge Road Hullbridge • The site gently slopes from south to north Goldsmith Drive • The western area of this track comprises rough semi- improved grassland which may be habitats of moderate ecological value. • Hedgerows are found surrounding all fields to act as
stock-fencing. These are managed intensely to a height of 15 m 20 m 25 m 1.5-2m in height. They may be of value to notable protected species. • There are 15 waterbodies 0-250m from boundary. 20 m 30 m 15 m • Due to the site being located within 8km (some Local Authorities now specify 10km) of a European designated site the creation of Suitable Accessible Natural Green Space (SANGS) on site may be required.
Havana Drive Movement: Trenders Avenue • Delivery of a new roundabout in the southeastern corner 20 m Parkhurst Drive under S106 requirements 25 m • The site is higher than Rawreth Lane by 1-2 metres 20 m 25 m
• Rawreth Lane and Hullbridge Road generate a noticeable Hooley Drive amount of noise Rawreth Lane • An internal access road of the development to link the 25 m 25 m 30 m existing houses 30 m
35 m
30 m Hullbridge Road Hullbridge Site Boundary Potential SANGS
Existing buildings Footpaths, bidleways and Public Rights of 40 m Buffer area Way 45 m Parish boundary New roundabout 50 m Pylons Road noise 30 m
Green Belt Link to existing houses 55 m Contour lines 35 m Brownfield site Hedgerows 60 m Sweyne Park 40 m Waterbody
27 LUBARDS LODGE FARM, RAYLEIGH VISION DOCUMENT 28 Constraints & Opportunities
Opportunities
Built Environment: • Two primary schools within 500m to the south of the site • Two business parks within close proximity, Lubards Farm and Imperial Park • A few convenience stores are located to the southeastern
corner of the site and an Asda supermarket is to the Waterbody to the east of Lubard Lodge southwest of the site.
Natural Environement: Hullbridge Road Hullbridge • Sweyne Park can be easily accessed from Downhall Park Way Goldsmith Drive Rayleigh Club • Rayleigh Golf Club
Movement: • Existing footpaths, bridleways and Public Rights of Way Lubards Farm • Potential access point from the new roundabout and other three options to provide access to the site
Bus routes 3 Southend – Leigh-on-Sea – Thundersley – Rayleigh – Battlesbridge – Howe Green – Chelmsford 20 Hullbridge - Rayleigh - Eastwood - Southend Travel Centre Havana Drive 63 Great Wakering - Stonebridge - Prittlewell - Hockley - Entrance of the Rayleigh Club Trenders Avenue Lubards Farm Rayleigh (runs Weds and Fri only)
Parkhurst Drive 515 - Rayleigh - Hullbridge - Ashingdon - Canewdon - Rochford 816 - Leigh On Sea - Rochford - Rayleigh - Hullbridge - Hooley Drive Eastwood 820 - Rayleigh - Hullbridge - Lower Hockley Rawreth Lane Note, 515, 816 and 820 are school buses.
Site Boundary Rayleigh Golf Course Distant views of Primary School SCH Holy Trinity Church GP GP Service
GYM Gym Road Hullbridge Imperial Retail/ mixed use St Nicholas C Of E Park Primary School Business Park
Green Space/ Leisure Area Mixed use to the south of the site
Woodland
Waterbody
Footpaths, Bidleways and Public Rights of Way
New roundabout Sweyne Park Down Hall Primary School Potential access points Bus stop in Rawreth Lane Bus stop
29 LUBARDS LODGE FARM, RAYLEIGH VISION DOCUMENT 30 Key Principles
1. Provide SANGS in the north 3. Connect to existing assets
• Create SANGS in the north of the area in the • Consented new roundabout at junction of setting of Rayleigh Golf Course and farmlands to Hullbridge Road and Rawreth Lane and the 4th mitigate the impacts of new development from SANGS arm of the roundabout could provide a SPA potential main site access • Act as a green buffer to retain a gap between the • Secondary access point is off Rawreth Lane in settlement of Rayleigh and Hullbridge the west linking to Sweyne Park to the south • Act as a significant area of new public open space Blounts • Pedestrian links with Public Rights of Way to the Wood east toward Blounts Wood • Provide safe pedestrian link to Down Hall Primary School across Rawreth Lane
Blounts Wood
Corner shops Sweyne Park to Down Hall Primary School
2. Natural extension of Rayleigh 4. North- south link
• The development forms a natural extension of Rayleigh • Provide a green corridor between SANGS in the • The settlement along Rawreth Lane and Hullbridge Road SANGS SANGS north and Sweyne Park in the south west has features of sub-urban area. It comprises • Provide small green spaces along this route predominantly detached and semi-detached houses. • The view opens up when it comes to the SANGS While in the north of Rawreth Lane, it comprises low in the north density farm houses in large plots • Therefore the density of the development will follow the existing settlement seperating into sub-urban and rural parts Lower to Community • The green area in the north will redefine the edge of Density Garden settlement with residential uses not extending north of existing built development (employment use) at Lubards Higher Rawreth Lane Farm Density
to Down Hall Primary School Sweyne Park
31 LUBARDS LODGE FARM, RAYLEIGH VISION DOCUMENT 32 Key Principles
5. East- west link 7. Character area - Rural Edge • An east-west link connects the green corridor • The western part of the site will be the character area of to the new roundabout access and Public Right Rural Edge of Way leading to Blounts Wood on the east of • It comes off from the juction of Rawreth Lane and the site Downhall Park Way • A central green space along this route provides • A natural green space is set at the entrance creating the a focal point to new residential character areas sense of arrival in the southern part of the site • Three green fingers open up to local mature trees and • New green fingers create view corridors to the the SANGS local mature tree clusters • At the western end, this link terminates at an existing cluster of mature trees
Blounts Wood
6. Character area - Formal Urban 8. Response to the edge
• The characters of the site divided by the rows of fruit • Along Rawreth Lane and Hullbridge Road, it will comprise trees along the existing farm track (also the parish of buildings with consistent set back to create active boundary) frontage • The eastern part will have a character of Formal Urban • Along the green edge in the west and north, there will be • It comes off from the roundabout greeting by a curved a soft development edge occasionally with larger gaps formal green space which creates a sense of arrival between dwellings. The front of the dwellings provide • The road network follows the existing hedgerows natural surveillance over the footpath along the edges shaping the development in a gridded urban form • Buildings backing onto the existing Lubard’s Lodge and • It forms a series of rectangle green spaces in the middle Lubard’s Farm framed by consistent building set backs
33 LUBARDS LODGE FARM, RAYLEIGH VISION DOCUMENT 34 The Masterplan
8 1 SANGS (Suitable Accessible Natural Green Space) 1 2 Outdoor Sports Area
3 Green finger aligned with mature woodland to the west
4 Buffer area between existing buildings
5 Existing buildings
6 Existing elevated reservoir 2
7 Lubard’s Farm
8 Public Rights of Way
7 9 Arrival green 8
10 Access to existing buildings 3 5 11 Public Footpath
12 Central Green 4 6 13 Civic Square
14 Community Garden 14
15 New roundabout 3 10
16 Sweyne Park
12 17 Link to Down Hall Primary School 8
9 13 11
9
8
15 17
16
35 LUBARDS LODGE FARM, RAYLEIGH VISION DOCUMENT 36 37 LUBARDS LODGE FARM, RAYLEIGH VISION DOCUMENT 38 The Vision
1 3
4
3 2
1
View location Arrival green looking at featured houses Green finger in Rural Edge Character Area
2 4
Central green SANGS in the north
39 LUBARDS LODGE FARM, RAYLEIGH VISION DOCUMENT 40 Social & Economic Benefits
In its social role, the planning system is required to town in the District. Crest Nicholson specialise in delivering contribute to “supporting strong, vibrant and healthy community-led, high quality new homes and are proud to communities, by providing the supply of housing required to be working with the Club to inform the proposals from the meet the needs of present and future generations; and by outset. creating a high quality built environment, with accessible local services that reflect the community’s needs and Martin Shield, Chairman of Rayleigh FC, Rayleigh Boys support its health, social and cultural well-being” (NPPF Para Youth Football Club and Rayleigh Girls Youth Football 7). The NPPF also confirms that pursuing sustainable Club: development involves seeking positive improvements to people’s quality of life, including improving the conditions in ‘The benefits of the proposed facilities would be massive which people live, work, travel and take leisure; and in terms of the levels of training we can deliver both on field, goalkeeping and general fitness. This would also widening the choice of high quality homes. benefit all general sport in Rayleigh and the district and be a massive support towards an already very successful The site offers a unique opportunity to create a new Club’s sporting ambitions. sustainable community of 500 homes, a significant area of new public open space, new allotments and sports facilities Rayleigh FC has long worked closely with the community for existing and future residents. The site will also deliver and local schools. This facility would only improve this much needed affordable homes for local people bond further opening new sporting opportunities for all. (guaranteed through a Local Lettings Plan) to ensure younger generations can afford to stay in the town they With the drive to increase community size throughout the grew up in. district we have seen massive growth in youth level football especially girls, with currently 8 youth girls In relation to the proposed sports facilities, Crest has been teams. If we are to continue to absorb this by creating more teams to serve the needs of the community, it is liaising with Rayleigh Boys & Girls Youth Football Club. The vital this facility becomes a reality. Club has been running since 1976 and is regarded by the
Essex Football Association as the largest youth football club The all weather facility that is being proposed at Lubards in Essex with almost 60 teams. It is the aim of the Club to Farm offers a unique and exciting opportunity for promote a safe Environment for Children of all ages to learn, Rayleigh Football Club. To have use of a state of the art develop and enjoy playing football. facility very close by is something we fully support and we look forward to welcoming new and existing residents Despite their key role in the community, with player to use it. registrations increasing year on year, it has been very difficult for the Club to secure match-day (grass) and training If this project is approved it will enable us to grow and (all-weather) pitches locally due to the lack of available land extend the footballing opportunities we offer to all ages and funding. The Club rely on the dedication of a number of and genders in the Rochford area and create a lasting volunteers to organise the rental of pitches, many of which sporting and community legacy.’ have limited facilities and require long journeys outside of Rayleigh for the children. To-date the club do not benefit In its economic role, the planning system is required to from any form of building or clubhouse to manage “contribute to building a strong, responsive and competitive operations from and allow teams and their families to economy, by ensuring that sufficient land of the right type is interact before/after matches. available in the right places and at the right time to support growth and innovation and by identifying and coordinating The proposals for a sustainable neighbourhood at Lubards development requirements including the provision of Farm provide a unique opportunity to accommodate new infrastructure” (NPPF Para 7). The infographic opposite training and match day pitches, and a permanent new summarises the economic impact assessment undertaken facility in Rayleigh that the Club can finally call home. Not by expert consultants Barton Willmore. It demonstrates that only will there be significant benefits for the Club’s 800 the proposals would lead to significant economic benefits players and families, but the facility could also be available for Rayleigh including boosting the local economy through during weekday school hours for the wider Rayleigh an increase in economically active residents and the community (including local schools) who currently do not provision of local infrastructure improvements through benefit from an all-weather pitch, despite being the largest contributions to RDC.
41 LUBARDS LODGE FARM, RAYLEIGH VISION DOCUMENT 42 Conclusion
In the context of natural population growth driven by an ageing population and worsening housing affordability, it is critical that Objectively Assessed Housing Need (OAHN) is met through RDC’s new Local Plan process.
RDC acknowledges that this equates to an additional 1,620 - 2,220 new homes over the new Local Plan period to 2037. OAHN is higher than the supply of brownfield land so the release of further Green Belt land across the District is necessary.
Rayleigh is Rochford’s largest settlement (circa 40% of the District’s population) benefitting from a range of supporting services and amenities and is therefore the most sustainable location in the District to accommodate new homes.
Rayleigh’s urban capacity is limited, so Green Belt release will be required at sustainable sites with a scale capable of delivering both high quality homes (including affordable) and community uses.
Land at Lubards Lodge Farm is considered the most suitable site to accommodate the Town’s housing and community needs. It offers a unique opportunity to create a new sustainable community including:
• Approximately 500 new homes with a mix of house types catering for families, first time buyers and those wanting to downsize. • The provision of affordable housing for local people (guaranteed through a Local Lettings Plan) to ensure younger generations can afford to stay in the town they grew up in. • A substantial area of new public open space for existing and future residents, on land that is currently private and underutilised with low environmental value. • Significant biodiversity enhancements through the creation of SANGS and new priority habitats. • New much-needed allotments. • Training and match day pitches, and a permanent new facility for Rayleigh Boys and Girls Youth FC. Not only would this benefit the Club’s 800 players and their families, but the facility would also be available during weekday school hours for the wider Rayleigh community (including local schools) who do not currently have access to an all-weather pitch, despite being the largest town in the District.
These proposals would lead to significant social, economic and environmental benefits and are deliverable within the early phases of the new Local Plan period.
Crest Nicholson specialise in the design and construction of high quality, community-led residential schemes and will continue to work with the local community to develop the initial vision for the site illustrated in this document.
43 LUBARDS LODGE FARM, RAYLEIGH VISION DOCUMENT 44 Lubards Lodge Farm, Rayleigh