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Copford with Easthorpe Neighbourhood Report April 2017

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Copford with Easthorpe Neighbourhood Report April 2017 Copford with Easthorpe Neighbourhood Report April 2017 Local Commentary and Response to the Preferred Options proposed by Colchester Borough Council (CBC) Prepared by VOICE : Village Opinions in Copford and Easthorpe, a non – political group formed to represent coherently, the views of local people toward the future of the villages of the parish of Copford with Easthorpe This report has been produced in the absence of a formal Neighbourhood Development Plan; a process begun, but subsequently terminated by Copford with Easthorpe Parish Council. Context Copford with Easthorpe is positioned with direct connections to road and rail infrastructure. It straddles ancient roads, has 44 listed buildings and an eclectic mix of housing which provides a distinct built environment. A varied natural environment includes ancient fieldscape and natural features, important to the landscape of North Essex. This makes the villages both appealing, yet vulnerable, with an absolute need for careful, sensitive planning. Residents are realistic about the need to consider expansion, which can bring benefits, but determined to ensure that location, infrastructure and density of development are appropriate. The selection of preferred options is considered to be flawed, with too little thought given to alternatives, particularly regeneration of historic property and under-used brown field sites in the parish. A major factor when considering expansion is the very limited capacity for water and sewage at the Copford treatment plant, which is currently over- stretched, with alternative connection to Colchester’s main sewage system, a complex and expensive prospect, irrespective of the location of development within the parish. The report is premised on the underlying assumption that Colchester Borough Council has a notional target of 120 homes to be added to the parish. The following report suggests the location and scale of development to achieve a similar total, with the objective of appropriateness, rather than absolute compliance with this total. Appraisal of Preferred Options Hall Road A key issue is inadequate access and sight-lines at the junction with London Road, for the residential development envisaged. This raises concerns of safety for the increased number of pedestrians and vehicles such development would create. Hall Road is a narrow lane flanked by private garden land, historic banks and retaining walls, with little scope for alteration. There are other sites with better access to amenities including schools and transport links. Inclusion of this site would require major, damaging changes for relatively small gain in the number of dwellings. Adverse effects on Landscape and Conservation Hall Road is an ancient route, running from the Old London Road (Stane Street) to the nationally significant Church and hall, from which it is named. Hall Road is a Protected Lane with archaeological significance. Local residents wish that it remains intact throughout its length, maintaining its historic integrity, which planners may not fully recognise. “Hall Road is of at least Roman origin, being part of a link between Roman Roads 3 and 320. A Roman settlement of some kind lay on Copford Plains, more or less at the midpoint of this link, with access to western and northern Colchester along Road 3 via Hall Road, and southern Colchester along the Easthorpe spur road, Road 320, via Aldercar Road or perhaps via the footpath running from Copford Plains to Gol Grove. Road 320 joins Road 321 on the approach to Colchester” 8 2 CBC’s own account of the Roman River valley describes the area as... “a fieldscape which is ancient in origin” with “an intimate character to the landscape and a sense of tranquillity”. “These landscapes show strong surviving time depth and a richness in both natural and man made landscape features ….The river valley landscape framework should continue to be conserved and enhanced….”3 Hall Road is identified in CBC interactive map as subject to environmental protection policy ENV1 and protected lanes policy DP21. Section 5.10 of the Local Plan also has the; ‘aim to protect open stretches of countryside’. The proposed development is likely to infringe or challenge these policies as well as Natural England advice. “the statutorily desirable object of preserving the character or appearance of an area is achieved either by a positive contribution to preservation or by development which leaves character or appearance unharmed, that is to say, preserved” 4 Adverse effects on the setting of historic and Listed Buildings Brewers Cottage is a Grade II Listed Building C17th Century, set within a built environment of ribbon distribution, bordering “the ancient fieldscape”. Building development on the Hall Road site will damage that traditional setting. In addition, Keepers Cottage in Hall Road, while not listed, has keen significance as a feature in the landscape setting, which would be damaged by development, as its walls directly abut the roadway of the lane where building is proposed. “A development which can be seen within a view of a Listed Building lies within the setting of that Listed Building. It cannot therefore be disputed that such a development could potentially affect the setting of the Listed Building……it is necessary not only to consider the Listed Building itself but also the nature and appearance of the existing surroundings of the Listed Building…”6 Adverse Effect on Local amenity and Wildlife Site (LoWS) The Hall Road site is surrounded on the roadside by hedgerows, which are important habitats for wildlife (5.4 in Local Plan). European protected species such as certain species of bats are likely to use the Hall road site for foraging from the Pits Wood Local Wildlife Site. Arable hedge margins are also a Biodiversity Action Plan habitat. Though lying some distance along the road, the site needs to be seen in connection with Pits Wood. Pits Wood, a LoWS is protected within the local planning system. Such areas are a ‘material consideration’ in the determination of planning applications.7 It is argued that development of the Hall Road site will have an adverse effect on this LoW and its distinct amenity, which is highly valued and enjoyed as a precious, ancient country walkway. “together with statutory protected areas, LoWS represent the minimum habitat we need to protect in order to maintain the current levels of wildlife in Essex”7 1 Colchester Borough Historic Environment Character Project 2009. 3.1.12 p67 2 Review of Countryside Conservation Areas in Colchester Borough August 2005. 2 AWooded Roman River Valley 3 Ibid. 4.2;2; Roman River Valley Landscape 4 https://historicengland.org.uk/advice/hpg/decisionmaking/legalrequirements 5http://planningni.gov.uk/index/policy/planning_statements/ppso6_conservation_areas/ppso6_policy_bh12.ht m 6 http://planninglawblog.blogspot.co.uk/2013/03/listed-buildings-and-their-setting.html 5 7 http://www.essexwt.org.uk/protecting-wildlife/local-wildlife-sites 8 Hall Road in Copford’s Archaeological landscape N Crummy 2017 3 Queensberry Avenue Major concerns have been raised by residents, about the number of homes, their density and access. Homeowners wish to bring the issues below to the attention of planners, for which there needs to be further consideration and dialogue. The proposed site was not in the call for sites, but was identified through the Strategic Land Assessment. This has left residents worried about the extent to which their concerns are understood. Adverse effects on traffic flow and safety, including access to Copford primary school The single access road through the existing development is 5.5m wide, classed as a ‘Type 3’ feeder road with a design capacity to serve 200 homes. There are 156 houses, leaving theoretical capacity for 44 additional homes, rather than the 70 proposed. For more than 44 homes to be allocated to this site, further road access should be provided which might be accommodated in land to the North of the site, which could be designed to meet the London Road. In addition, there is major concern for the safety and prolonged disruption which construction traffic would pose unless alternative access is provided. Consideration should be given to a detailed traffic review including potential roundabout and traffic calming features where connecting roads meet London Road. Such review should include an assessment of air quality on pedestrian routes, used by children and families walking to school when traffic congestion is at its peak. Assessment should include the Public Rights of Way at Queensberry Avenue and Foundry Lane. Adverse effects on wildlife The wooded land and pasture adjacent to and included within the proposed site are directly connected to the Roman River. The concerns raised over the proposed Hall Road site are shared for the Queensberry proposal. In particular there is a line of mature trees-c100 years old-which might be affected and associated wildlife including colonies of bats. Proper review of impact on woodland habitat and adjacency to the Roman River need to be properly assessed and residents consulted about impact. Alternative Sites The VOICE group has three sources of local views: 1 Survey conducted by the Neighbourhood Development Group, subsequently disbanded by the parish council. 2 An open day, attended by 125 local people. 3 Submissions to the CBC preferred options consultation. This evidence collectively shows recurring themes based on the need to seek alternative sites beyond and including the preferred sites identified and to
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