Chelmsford Local Plan Examination in Public

Chelmsford Local Plan

Examination in Public

______

Hearing Statement

on behalf of

Croudace Homes ______

Week 1

Matter 5 – Spatial Strategy

November 2018

AM-P Ref: 15024

Hearing Statement On behalf of Croudace Homes

INTRODUCTION

1. This Hearing Statement has been prepared by Andrew Martin – Planning (AM-P) on behalf of Croudace Homes.

2. Croudace controls a total of 77.7 hectares (ha) of land to the north, east and south of Rettendon Place. Just under half of this land (approximately 38.3 ha), to the north and east of the settlement, is designated as “countryside” (rather than Green Belt) and is considered to have potential for development in the foreseeable future. Further details regarding the site and Croudace’s proposals for a sustainable new development can be found in the Planning Promotion Document at Appendix 1.

3. Despite featuring in two of Chelmsford City Council’s (CCC’s) three spatial options at the Local Plan Issues & Options (EB115) stage in 2015, the site was not included as a preferred growth location when CCC published its Local Plan Preferred Options (EB116) in 2017 or its Local Plan Pre-Submission document (SD001) in 2018.

4. This Hearing Statement supplements Croudace’s formal representations from March 2018 and considers the Inspector’s Issues and Questions in relation to Week 1 Matter 5 of the Examination.

MATTER 5 – SPATIAL STRATEGY

(Q.28) Does the proposed settlement hierarchy reflect the role and function of different settlements and is it justified by robust and up-to-date evidence? Should the hierarchy include smaller settlements (smaller villages and hamlets) within the Plan area? Would this approach be effective, justified and consistent with national policy?

5. Croudace has no specific concerns with the Settlement Hierarchy presented in Strategic Policy S9 and agrees with the ranking of Rettendon Place as a “Service Settlement”.

6. Croudace’s concerns relate to how the Spatial Strategy has been rigidly applied to the Settlement Hierarchy, directing strategic growth to Tier 1 (City or Town) and Tier 2 (Key Service Settlement) locations only. This approach appears to be predicated on the basis that it promotes the urban renewal and growth of the largest settlements and that their size and availability of infrastructure, services and facilities make them the most sustainable locations for new development.

7. However, directing all major new growth to Chelmsford (City), South Woodham Ferrers (Town) and the Key Service Settlements prevents any meaningful opportunity to renew and grow the Tier 3 “Service Settlements”. In some cases the Service Settlements could benefit from well-planned growth which would provide greater critical mass, secure new services and facilities and enhance the sustainability of these settlements.

8. This is certainly the case at Rettendon Place which is designated as a “Service Settlement” and contains a primary school, nursery, village hall, recreation ground, church and existing bus services, but currently lacks the critical mass to support other key day-to-day facilities including a local convenience store, public house, restaurant / takeaway, local employment floorspace and a GP surgery.

November 2018 - 1 - AM-P Ref. 15024

Hearing Statement On behalf of Croudace Homes

9. There are also likely to be significant housing benefits to directing some well-planned growth to the Service Settlements, not least the opportunity to meet very localised market and affordable housing needs and the scope to secure a more diversified and resilient housing supply. The need to increase housing “diversity” is a key recommendation in Sir Oliver Letwin’s Independent Review of Build Out Rates (October 2018). The plan as drafted is heavily dependent upon a number of quite similar large sites at Chelmsford and South Woodham Ferrers. A change to the spatial strategy to also allow for planned growth of the Service Settlements would make the plan more likely to deliver the homes needed in a timely fashion by diversifying the areas and types of sites contributing to the supply of housing land.

10. It is noted that the Inspector does not intend to consider the merits of any alternative or omission sites as part of the Examination.

11. However, considering soundness is central to the Examination process. In this regard, Croudace submits that a Spatial Strategy which overlooks the potential benefits of directing well-planned growth to Service Settlements (outside the Green Belt) is not the most appropriate strategy when considered against the reasonable alternatives (i.e. not justified) and would not maximise opportunities to deliver sustainable development (i.e. not consistent with national policy), in accordance with paragraph 182 of the NPPF.

12. This could be rectified by including additional Growth Sites at one or more of the most sustainable Tier 3 Service Settlements, in Strategic Policy S9 of the Plan.

13. Further details of Croudace’s proposals for a sustainable new development at Rettendon Place can be found in the Planning Promotion Document at Appendix 1.

(Q.30) Were alternative options for the distribution of development considered during the Plan’s preparation and were they subject to SA? Is it clear why alternative spatial strategies were discounted?

14. Alternative options were considered by CCC at the Issues & Options stage. These alternative options, which include the land to the north and east of Rettendon Place, are set out on pages 51 to 80 of the Local Plan Issues & Options document (EB115).

15. However, as Croudace set out in its representations in March 2018, the alternative option for development at Rettendon Place has not been assessed in CCC’s Pre-Submission Sustainability Appraisal (SA) (SD004). This is contrary to the Government’s Planning Practice Guidance (PPG). CCC has not addressed this shortcoming in its latest Additional Changes SA Report: Addendum (SD005).

16. Section 19(5) of the Planning & Compulsory Purchase Act 2004 (as amended) stipulates that a local planning authority must carry out an appraisal of the sustainability of the proposals in each development plan document and prepare a report of the findings of the appraisal. Government guidance on the preparation of SAs is set out in the PPG. This states that:

• Reasonable alternatives should be identified and considered at an early stage in the plan making process, as the assessment of these should inform the local planning authority in choosing its preferred approach… (reference 11-017, 2nd paragraph);

November 2018 - 2 - AM-P Ref. 15024

Hearing Statement On behalf of Croudace Homes

• The sustainability appraisal needs to compare all reasonable alternatives including the preferred approach and assess these against the baseline environmental, economic and social characteristics of the area… (reference 11-018, 1st paragraph); • The sustainability appraisal should predict and evaluate the effects of the preferred approach and reasonable alternatives and should clearly identify the significant positive and negative effects of each alternative… (reference 11-018, 2nd paragraph); • … The sustainability appraisal must consider all reasonable alternatives and assess them in the same level of detail as the option the plan-maker proposes to take forward in the Local Plan (the preferred approach) (reference 11-018, 4th paragraph); • Reasonable alternatives are the different realistic options considered by the plan-maker in developing the policies in its plan. They must be sufficiently distinct to highlight the different sustainability implications of each so that meaningful comparisons can be made… (reference 11-018, 5th paragraph); and • The sustainability appraisal should outline the reasons the alternatives were selected, the reasons the rejected options were not taken forward and the reasons for selecting the preferred approach in light of the alternatives. It should provide conclusions on the overall sustainability of the different alternatives, including those selected as there preferred approach in the Local Plan… (reference 11-018, 6th paragraph).

17. The Local Plan Issues & Options document (EB115) presented three “Spatial Options” for growth. These comprised: 1. Urban Focus; 2. Urban Focus and Growth on Key Transport Corridors; and, 3. Urban Focus and Growth in Key Villages. Options 2 and 3 included strategic growth to the north and east of Rettendon Place, in the form of a sustainable settlement extension of either 1,250 dwellings in Option 2 or a share of 1,700 dwellings (to be shared with five other Service Settlements) in Option 3.

18. Representations were made on behalf of the landowners in January 2016 to demonstrate that the land to the north and east of Rettendon Place could accommodate a sustainable extension to the settlement.

19. However, the subsequent Local Plan Preferred Options document (EB116) did not allocate any growth at Rettendon Place. Instead its preferred Spatial Strategy directed growth to higher order centres, including the City of Chelmsford, South Woodham Ferrers and other Key Service Villages. The Local Plan Pre-Submission document (SB001) maintains this preferred Spatial Strategy.

20. The Pre-Submission SA (SD004) confirms on page B79 that the land to the north and east of Rettendon Place (i.e. site reference 15SLAA40):

“… has not been subject to assessment as part of the SA process. As Spatial Strategy Options 2 and 3 have not been progressed, this site would not be consistent with the Preferred Spatial Strategy and, therefore, is not considered to be a reasonable alternative for the purposes of the SA.”

21. This approach is inadequate and is contrary to the Government’s PPG – particularly paragraphs 11- 017 and 11-018 (as summarised above).

November 2018 - 3 - AM-P Ref. 15024

Hearing Statement On behalf of Croudace Homes

22. By its own admission CCC has selected its preferred Spatial Strategy first and then discounted sites (without assessment in the corresponding SA) for not complying with that strategy. This makes the Local Plan process a self-fulfilling prophecy and one which does not properly consider alternative strategies or sites.

23. The reasoning on page B79 of SUB004 that the land at Rettendon Place is not a “reasonable alternative” is clearly incorrect. The site was included at the Issues & Options stage and as the PPG (reference 11-018, 5th paragraph) directs “reasonable alternatives are the different realistic options considered by the plan-maker in developing the policies in its plan”. The land to the north and east of Rettendon Place must have been a realistic option considered by the plan-maker and therefore a reasonable alternative, otherwise it would not have featured at the Issues & Options stage.

24. Furthermore, the last three iterations of the SA (please refer to page 96 in EB006, page F52 in SD004 and page 24 in SD005) have all incorrectly referred to Rettendon Place as “Rettendon Common” – an entirely different settlement which falls within a lower tier of CCC’s Settlement Hierarchy (as set out in Strategic Policy S9 of SD001). This mistake was pointed out in Croudace’s representations to the Preferred Options consultation in May 2017 and acknowledged by CCC on page B78 of SUB004, yet the same error continues to appear in the latest SA and its Addendum. It is not clear whether this repeated mistake has had any bearing on the failure of the SA to assess Rettendon Place as a reasonable alternative.

25. Croudace submits that the decision not to assess Rettendon Place as a “reasonable alternative” in the SA is contrary to the Government’s PPG. It also raises questions whether the Plan is “justified” in accordance with paragraph 182 of the NPPF - i.e. how can there be certainty that the Plan is the most appropriate strategy when considered against the reasonable alternatives, if those reasonable alternatives have not been assessed in a key evidence base document.

26. In order to address this shortcoming, CCC should update its SA to properly assess the land to the north and east of Rettendon Place.

(Q.33) Is the approach to future development within settlements outside the defined Growth Areas appropriate and is it positively prepared, justified by the evidence and consistent with the advice in the Framework in this regard?

27. Strategic Policy S9 currently has very little regard to future development at settlements outside the defined Growth Areas. Reference is made to the potential to identify new growth sites at other settlements via the neighbourhood plan process, although it is doubtful whether many (or any) sites will come forward via this method. General reference is also made to windfall sites being a reliable source of housing supply and opportunities for small-scale rural exception sites to meet identified local needs.

28. However, for the reasons set out in Croudace’s answer to Q.28, this is unlikely to secure the potential benefits of directing well-planned growth to Service Settlements (outside the Green Belt). Therefore, the approach set out in Strategic Policy S9 is not the most appropriate strategy when considered against the reasonable alternatives (i.e. not justified) and would not maximise opportunities to deliver sustainable development (i.e. not consistent with national policy), in accordance with paragraph 182 of the NPPF.

November 2018 - 4 - AM-P Ref. 15024

Hearing Statement On behalf of Croudace Homes

SUMMARY

29. Croudace is promoting a sustainable new development on 38.3 ha of land to the north and east of Rettendon Place. Although this featured in two of the three spatial options in the Local Plan Issues & Options document (EB115), the site is not included in the current Local Plan Pre-Submission document (SD001).

30. Croudace raised concerns in their March 2018 representations, concerns which have been expanded on in this Hearing Statement. In summary they relate to:

• The Spatial Strategy (in Policy S9) – which has been rigidly applied to the Settlement Hierarchy, directing strategic growth to Tier 1 (City or Town) and Tier 2 (Key Service Settlement) locations only. This prevents any meaningful opportunity to renew and grow the Tier 3 “Service Settlements”, which in some cases could benefit from well-planned growth which would provide greater critical mass, secure new services and facilities which are currently deficient in the local area and enhance the sustainability of these settlements.

• The SA – primarily the decision not to assess the land to the north and east of Rettendon Place as a “reasonable alternative”, despite the site’s inclusion in the Local Plan Issues & Options document (EB115). This inadequacy is contrary to the Government’s PPG. Concern is also raised in respect of the SA’s continuing reference to Rettendon Place as “Rettendon Common” – an entirely different settlement which falls within a lower tier of CCC’s Settlement Hierarchy.

31. In order to address these concerns, Croudace proposes that: additional Growth Sites are included in Policy S9 of the Plan, at one or more of the most sustainable Service Settlements; and, that the SA is updated to properly assess the land to the north and east of Rettendon Place. This should ensure that the Plan is justified, consistent with national policy and therefore “sound” in accordance with paragraph 182 in the NPPF.

32. Croudace has also raised other concerns with the Plan, which will be highlighted in separate hearing statements to be submitted in due course.

November 2018 - 5 - AM-P Ref. 15024

Hearing Statement On behalf of Croudace Homes

APPENDIX 1 –

PLANNING PROMOTION DOCUMENT: LAND TO THE EAST AND NORTH OF RETTENDON PLACE

November 2018 - 6 - AM-P Ref. 15024

Land to the East and North of Rettendon Place, Essex

Planning Promotion Document

October 2018 Project Details

Client: Croudace Homes Project Name: Land to the East and North of Rettendon Place Reference Number: 15024 Date: October 2018

This document was prepared by:

Town Mill, Mill Lane, Stebbing, Dunmow, Essex, CM6 3SN Telephone: +44 (0)1371 855855 Email: [email protected] URL: www.am-plan.com

With input from:

EAS Transport Planning, The Landscape Partnership, MLM Colchester Archaeological Trust Unit 23, The Maltings, Stanstead Abbotts, Greenwood House, 15a St Cuthberts Street, Saxon House, 23 Springfield Lyons Approach, Chelmsford, Roman Circus Centre, Roman Circus Walk, Colchester, Hertfordshire, SG12 8HG Bedford, MK40 3JG Essex, CM2 5LB Essex, CO2 7GZ. Tel 01920 871 777 Tel: 01234 261 315 Tel: 01245 359 911 Tel: 01206 501785 Email: [email protected] Email: [email protected] Email: [email protected] Email: [email protected] URL: www.eastp.co.uk URL: www.thelandscapepartnership.com URL: www.mlmgroup.com URL: www.thecolchesterarchaeologist.co.uk

Land to the East and North of Rettendon Place - Planning Promotion Document Land to the East and North of Rettendon Place - Planning Promotion Document Contents

Executive Summary 1

1. Introduction 2

2. Planning Policy Context 3

3. The Site and Surrounding Context 5

4. Landscape 7

5. Ecology 13

6. Archaeology 15

7. Transport 17

8. Social Infrastructure 20

9. Recommendations and Masterplan 21

Appendix 1 - Roundabout Options

Land to the East and North of Rettendon Place - Planning Promotion Document Executive Summary

Croudace Homes controls the land immediately to the north, east and south of Rettendon Place, in Essex. Approximately 38 hectares of this land is being promoted to accommodate a sustainable new development which is capable of: delivering new homes to address local housing needs; facilitating new local facilities, services and open space to serve the village and enhance its sustainability; and, providing planning contributions towards off-site improvements to strategic infrastructure in this part of the local authority area.

Croudace has obtained specialist advice from a number of consultants including Andrew Martin – Planning, The Landscape Partnership, MLM, the Colchester Archaeological Trust and EAS Transport Planning. These consultants have appraised the opportunities and constraints present on site and in the surrounding local area, and have provided advice which has led to the preparation of two Concept Master Plans.

The first option comprises:

• A new local centre fronting Main Road, with scope for a convenience store and other supporting services, potentially including small-scale health and employment floorspace.

• Land for the potential future expansion of the existing primary school and nursery.

• Land for an extension to the existing recreation ground.

• The retention and reinforcement of key landscape features, including the existing pond, stream First option and trees / hedges, as well as proposed new planting.

• One point of vehicular access from Main Road, to the north of the village, with additional emergency, pedestrian and cycle only access via the eastern end of Meadow Road.

The second option comprises:

• Approximately 715 new market and affordable homes, including the first two phases identified above and an additional third phase of circa 265 new homes to the north of the second phase.

• A second point of vehicular access from Main Road, to the south of the village.

• The scope to reroute existing bus services through the site (via the two accesses from Main Road), to increase the frequency of some services and to provide new bus stops onsite to enhance bus transport access.

• An extensive area of new public open space in the north-eastern most part of the site.

• All other facilities, services, reserve land and landscape treatments identified above.

Despite featuring in two of Chelmsford City Council’s (CCC’s) three spatial options at the Local Plan Issues & Options stage in 2015, the site was not included as a preferred growth location when CCC published its Local Plan Preferred Options document in 2017 or its Local Plan Pre-Submission document in 2018. Nevertheless, Croudace has outstanding objections to the new Local Plan (including its evidence base) and intends to carry these forward to the Examination in Public, where they will be considered by a Planning Inspector.

This Planning Promotion Document will accompany Croudace’s submissions to the EiP and serves to demonstrate that both options for the site (i.e. either 450 or 715 new homes) are deliverable in accordance with the NPPF – i.e. they are available now, offer a suitable location for development now and are achievable with a realistic prospect of housing being delivered onsite within five years. Second option

1 Land to the East and North of Rettendon Place - Planning Promotion Document Land to the East and North of Rettendon Place - Planning Promotion Document 1. Introduction

This Planning Promotion Document has been prepared by Andrew Martin – Planning The document has been laid out as follows: • Section 6 summarises a desk-top survey of likely archaeological deposits and the (AM-P) on behalf of Croudace Homes. The document demonstrates that the land to the feasibility of future development. east and north of Rettendon Place is available, achievable and suitable to accommodate • Section 2 provides a planning policy context. the future growth. The document will support representations made by Croudace • Section 7 provides an appraisal of the transportation and highways considerations Homes seeking the allocation of the site in the new Chelmsford Local Plan. • Section 3 describes the site, its surroundings and the wider availability of services arising from future development at the site, including recommendations for new and facilities in the local area. highway, pedestrian and cycle access into the site. Croudace Homes is a successful family-owned housing developer, being one of the few five star home builders as assessed by the Home Builders Federation (HBF). Croudace • Section 4 includes an appraisal of landscape and visual impacts and provides • Section 8 includes initial consideration of social infrastructure in and around is currently building around 500 new homes per annual across the southeast. It also landscape strategy recommendations. Rettendon Place, particularly in relation to education and health. has experience in delivering developments at a range of scales and has access to the resources necessary to secure the timely delivery of this site. The company has • Section 5 considers potential ecological impacts and appropriate mitigation • Section 9 draws together all of the specialist advice and provides urban design developed new homes at Channels (to the northeast of the City), but otherwise is not measures to ensure the protection of ecological receptors. recommendations, in the form of an illustrative concept master plan for the promoting any other sites in Chelmsford through the new Local Plan process. sustainable growth of Rettendon Place.

Croudace controls a total of 77.7 hectares (ha) of land to the north, east and south of Rettendon Place. The full extent of this land is depicted by the red and blue line boundaries shown in Figure 1.

However, it is only the red line land (38.3 ha) that is considered to have scope for development in the foreseeable future. This is because the red line land (i.e. to the north and the east of the village) is designated as “countryside”, a lower level planning designation than the “Metropolitan Green Belt” that can be found to the south and west of the village.

The blue line land (39.4 ha) to the south is not being promoted for development in the foreseeable future and simply provides another possible option to access the red line land from Main Road, if necessary.

The red line land is being promoted for a sustainable new development, comprising:

• up to 715 new homes, including affordable homes;

• a local centre, with scope for a convenience store (Class A1), other supporting units (Class A1-A5) and small-scale offices (Class B1);

• reserve land for a potential extension to the primary school;

• public open space, semi-natural greenspace and reserve land for a potential extension to the recreation ground; and

• sustainable drainage systems (SUDS) and strategic landscaping.

Specialist and expert advice is provided throughout this document in the form of site- specific appraisals. Where adverse impacts are anticipated, appropriate mitigation strategies have been suggested.

Specialist input relating to planning policy, local context, social infrastructure and master planning has been provided by AM-P. Transport and access advice has been provided by EAS Transport Planning. The landscape and visual impact appraisal has been prepared by The Landscape Partnership. MLM have considered the potential for protected species on-site and any designated ecological sites nearby. A desk-top archaeological survey has been conducted by the Colchester Archaeological Trust.

Figure 1: Site Location Plan

Land to the East and North of Rettendon Place - Planning Promotion Document 2 2. Planning Policy Context

National Planning Policy Framework

The revised National Planning Policy Framework (NPPF) was published in July 2018. However, transitionary provisions at paragraph 214 direct that the policies in the original NPPF (March 2012) will continue to apply for the purpose of examining local plans, where those plans are submitted to the Secretary of State on or before 24th January 2019.

These transitionary provisions apply to Chelmsford City Council’s (CCC’s ) new Local Plan, which was submitted in June 2018.

Paragraph 47 in the original NPPF expects local planning authorities to use their evidence base to ensure that their local plan meets the full objectively assessed needs for market and affordable housing in the housing market area, as far as is consistent with the policies set out in the Framework, including identifying key sites which are critical to the delivery of the housing strategy over the plan period. Local planning authorities are also expected to: (i) identify and update annually a supply of specific “deliverable” sites sufficient to provide five years worth of housing against their requirements, plus an additional buffer of 5% to ensure choice and competition (or 20% where there has been a persistent record of under delivery); and, (ii) identify a supply of specific “developable” sites or broad locations for growth for years 6-10 and, where possible, for years 11-15.

Footnotes 11 and 12 in the original NPPF define: (i) a “deliverable” site as being one which is available now, offers a suitable location for development now and is achievable with a realistic prospect that housing will be delivered on the site within five years and in particular that the development of the site is viable; and, (ii) a “developable” site as being one which is in a suitable location for housing development and where there is a realistic prospect that the site will be available and could be viably developed at the point envisaged.

Paragraph 182 in the original NPPF expects a local planning authority to submit a plan for examination which it considers is “sound” – namely that it is: Figure 2: The revised National Planning Policy Framework (NPPF) - July 2018.

• Positively prepared – the plan should be prepared based on a strategy which seeks to meet objectively assessed development and infrastructure requirements, including any unmet requirements from neighbouring authorities where it is reasonable to do so and consistent with achieving sustainable development;

• Justified – the plan should be the most appropriate strategy, when considered against the reasonable alternatives, based on proportionate evidence;

• Effective – the plan should be deliverable over its period and based on effective joint working on cross-boundary strategic priorities; and

• Consistent with national policy – the plan should enable the delivery of sustainable development in accordance with the policies in the Framework.

3 Land to the East and North of Rettendon Place - Planning Promotion Document Land to the East and North of Rettendon Place - Planning Promotion Document 2. Planning Policy Context

Chelmsford Local Plan

CCC began preparing a new Local Plan in 2015, with a view to replacing its Core Strategy • there is genuine planning merit in allocating land in the new Local Plan for a and Development Control Policies DPD (2008 and subject to a Focused Review in 2013) sustainable development on land to the north and east of Rettendon Place, which and its Site Allocations DPD (2012). would deliver a variety of new and enhanced services and facilities for the village, provide planning contributions towards improvements along the A132 corridor and The first draft of the new Local Plan, i.e. the Issues & Options Document, was published look to South Woodham Ferrers for higher order services and facilities, thereby in November 2015. This presented three potential “spatial options” for accommodating reinforcing its important local role; and growth up to 2036, comprising: 1. An urban focus; 2. An urban focus and growth on key transport corridors; and, 3. An urban focus and growth in key villages. Spatial options 2 • CCC should commence its next Local Plan review one year, rather than three years, and 3 included major growth proposals (i.e. in the region of 285 to 1,250 new dwellings) after adoption of the new Local Plan – i.e. in 2020, rather than 2022 – because plans on the land to the north and east of Rettendon Place. typically take four years (not two) to be prepared by CCC.

Despite featuring in two of the three options at the Issues & Options stage, Rettendon The objections were linked to the relevant tests of soundness in paragraph 182 of the Place was not included as a preferred growth location when CCC published its Local Plan National Planning Policy Framework (NPPF) and in the case of the SA to matters of legal Preferred Options Document in March 2017 or its Local Plan Pre-Submission Document compliance. These objections will be carried forward and brought before an inspector at in January 2018. The latter: the Local Plan Examination.

• seeks to provide for 21,893 new dwellings between 2013 and 2036, i.e. an average of 952 dwellings per annum (Policy S8);

• seeks to protect the Green Belt and does not propose a review of Green Belt boundaries (paragraph 4.12);

• directs all major new growth to Chelmsford (City), South Woodham Ferrers (Town) and the Key Service Settlements, and none at Service Settlements such as Rettendon Place (Policy S9);

• confirms that the vision for South and East Chelmsford is for development to support and strengthen South Woodham Ferrers’s important local role, help to deliver improvements to the A132 corridor and help to support village services and facilities in Bicknacre and Danbury (paragraph 6.42); and

• acknowledges that CCC intends to review its Local Plan every five years and commence the next review three years after adoption of the new Local Plan – i.e. in 2022 (paragraph 6.89).

AM-P submitted written representations on behalf of Croudace in March 2018 to object to the Pre-Submission Document. In summary these objections highlighted that:

• an additional 625 dwellings should be added to the overall housing supply figure in Policy S8 in order to address the under-delivery that has occurred from 2013 to 2016, the direction of travel in the revised NPPF which introduces a new standardised methodology that increases housing need in the local authority area and potential unmet needs from other local authorities in Essex; Figure 4: Chelmsford Draft Local Plan - • the accompanying Sustainability Appraisal (SA) fails to assess all reasonable Pre-Submission Document - January 2018 alternatives including the land at Rettendon Place (despite this location featuring in two of the three “spatial options” at the Issues & Options stage) and therefore is not in accordance with the Planning & Compulsory Purchase Act 2004, the Local Planning Regulations (2012) and Government’s Planning Practice Guidance (PPG);

• the Plan misses an opportunity to grow certain Service Settlements, such as Rettendon Place, which could benefit from well planned growth and greater critical mass, to make these settlements sustainable locations in their own right and to secure new infrastructure, services and facilities which they are currently deficient in; Figure 3: Chelmsford Local Plan - Issues & Options Consultation Document - November 2015

Land to the East and North of Rettendon Place - Planning Promotion Document 4 3. The Site and Surrounding Context

Rettendon Place

Rettendon Place is a service village, situated approximately 7 miles to the south of Chelmsford (City), 2 miles to the west of South Woodham Ferrers and 1.5 miles to the northeast of Wickford. The village falls within CCC’s administrative area.

Rettendon Place is located in close proximity to the strategic A130 transport corridor, less than 0.5 miles from the A130 interchange with the A132 and less than 0.75 miles from Battlesbridge railway station. This infrastructure provides existing road and rail connections to South Woodham Ferrers, Chelmsford, Basildon, Wickford and central London.

Rettendon Place benefits from existing services and facilities, including a primary school, nursery, village hall, recreation ground, church and bus stops on Main Road. These facilities are shown on the Context Plan at Figure 5.

The village is also in reasonable proximity to South Woodham Ferrers, a higher order centre which provides a variety of other services and facilities, soon to include a new Sainsbury’s supermarket and health centre, north of Burnham Road.

In planning policy terms, Rettendon Place sits on the outer edge of the Metropolitan Green Belt. All land to the south and west of the existing Settlement Boundary comprises Green Belt, whereas that to the north and east is simply designated as “countryside” land.

There are five listed buildings in close proximity to Rettendon Place. These comprise: a milestone (Grade II) and the Old Rettendon Hall (Grade II) to the north of the village along Main Road; and, the Church of All Saints (Grade I), a barn (Grade II) and a granary (Grade II) to the southwest off Church Chase. There are no conservation areas in close proximity to Rettendon Place.

The Site

The site comprises 38.3 ha of agricultural land, situated to the north and east of the village (as depicted by the red line land on Figure 5).

The site is bounded by: Main Road, Rettendon Primary School, a recreation ground and existing homes off Sonters Down, Southview Road and Meadow Road to the west; Rettendon House and other open grassland to the north; Marks Farm and several lakes to the east; and, other agricultural land in Croudace’s control to the south. The site also wraps around most of New Hall Fruit Farm, which is in third party ownership.

The field boundaries on-site include numerous trees and hedges, a small stream and a pond. Otherwise the site comprises agricultural land used for arable purposes. According to Natural England’s Agricultural Land Classification Map for the East Region (2010), the site comprises grade 3 (i.e. good to moderate) agricultural land.

The site is within easy walking distance of the existing primary school, recreation ground, village hall and bus stops within the village. The site is also within reasonable walking distance and easy cycling distance of Battlesbridge railway station.

However, the village currently lacks sufficient critical mass to support a number of other key day-to-day facilities. Most notably there is no local convenience store, public house, restaurant / takeaway or GP surgery. Accommodating future growth at the site could deliver new market and affordable homes, enhance the village’s critical mass and facilitate a variety of new and enhanced local services and facilities. Figure 5: Context Plan

5 Land to the East and North of Rettendon Place - Planning Promotion Document Land to the East and North of Rettendon Place - Planning Promotion Document 3. The Site and Surrounding Context

Figure 6: Wider Context Plan

Land to the East and North of Rettendon Place - Planning Promotion Document 6 4. Landscape

Landscape and Visual Context With regards to the relevant visual characteristics, there are: valley, with the elevated area to the north of Hunters Drive remaining out of view. The hedgerow along Main Road restricts views into the western part of the site, except at An initial review of the landscape and visual aspects of the site has been undertaken • Open and framed views to wooded horizons, both within the character area and the access point and through a break in the hedge. by ‘The Landscape Partnership’ (TLP), involving a desk-top study of the relevant also within adjacent LCA. documentation and a site visit to assess the landscape features of the site, local • Panoramic views across drained estuarine marsh to the south, along the Crouch Within the local setting, the ridgeline of the southern boundary prevents views into landscape character and extent of the site’s visibility within the local and wider setting. River channel. the site from footpaths to the south until approximately 100m from the site. From • Open views to urban edges of South Woodham Ferrers. the north, there are views from local footpaths including 229-18 to the sloping land of The site lies within undulating countryside, with the western part of the site, (which the north-eastern part of the site. New Hall Fruit Farm is visible beyond at an elevated lies adjacent to and to the north of the existing built development), generally level and Landscape features considered sensitive to change in landscape management include position with the slopes to the immediate north and east visible to some extent above the eastern part more undulating. A minor local ridgeline at 45-40m AOD forms the the very mature trees, field boundaries, ditches and patches of mature deciduous and intervening vegetation. southern boundary of the site and a further ridgeline runs east-west in the vicinity of mixed woodland. The overall sense of tranquillity, open views to wooded horizons and New Hall Fruit Farm. The south-eastern part of the site comprises a valley formed by a panoramic views across drained estuarine marsh to the south are also considered to be Within the wider setting, from land to the south the existing properties along Meadow stream tributary of Fenn Creek which ultimately runs into the River Crouch. To the north sensitive to change and potential new development. Overall, the LCA is considered by Road and individual trees on the ridgeline following the southern boundary are visible of New Hall Fruit Farm, the site slopes down to the northern boundary from approx. the 2006 report to have relatively high sensitivity to change. but only barely discernible from the edge of Rayleigh at a distance of approximately 45mAOD to 25mAOD. Landscape features are illustrated in Figure 7. 4km. The site itself is not visible being located beyond the ridgeline. From Rettendon The proposed landscape strategy objectives are to: ‘conserve’ and ‘enhance’. village to the north, there are occasional views at approximately 2km distance from Existing woodland planting is associated with a section of the stream and some of some residential properties and public rights of way. However, these views are largely the perimeters of the site. An established tree belt and triangular area of scrub lies The suggested Landscape Planning Guidelines for the LCA include to: restricted to the sloping land within the north-eastern part of the site, with New Hall immediately beyond the eastern boundary of the site. Parkland trees within the grounds Fruit Farm visible on the local ridgeline and some sloping ground below. of Rettendon Hall lie beyond the site and a tree belt of evergreen and deciduous • conserve and enhance the landscape settings of small settlements within the trees which forms the western part of the northern boundary. Established lengths of character area and also South Woodham Ferrers. Initial Landscape Strategy hedgerows define other perimeters of the site including the boundary adjacent to Main • ensure that any appropriate new development responds to historic settlement Road and the eastern part of the northern boundary. Individual feature field boundary pattern and uses materials, which are appropriate to local landscape character. Such In relation to the Concept Masterplan, the proposals have been developed as an trees run along the southern boundary. A fragmented hedgerow follows the stream development should be well integrated with the surrounding landscape. iterative process utilising comments and observations in relation to landscape and within the site. The boundaries of the site in the immediate vicinity of New Hall Fruit • conserve the mostly rural character of the area. visual aspects informed by the site visit. Consequently, the built development is set back Farm are not defined by vegetation and run through the arable farmland. • conserve existing views across the area and to adjacent Landscape Character Areas. from the more elevated parts of the site at a lower elevation. The local ridgelines and • conserve open views across and along the Crouch River channel. particularly the one on the southern boundary would be strengthened by tree planting A public footpath (No. 229-19) runs along the elevated southern boundary of the site, • seek to screen visual detractors (such as A130 and A132 road corridors, for example to reinforce the local character. The more visible north-western facing slopes within the providing views to the south across the river valley of the River Crouch and of Rayleigh with planted shelter belts). northern part of the site would not be developed with built form but will form an area of beyond. The public footpath connects at the south-eastern corner of the site with the • seek to minimise the impact of visually intrusive new development on the wooded informal open space. The proposed planting strengthens the existing planting which will recreational route of ‘The Saffron Trail’. A further public footpath No. (229-31) runs slopes. be largely retained. The edges of the proposed built development would have a strong within the site on the eastern boundary. Views beyond the site from this footpath are perimeter of woodland planting which will provide definition to the extent of built form. restricted by the dense vegetation to the immediate east and by the valley slopes within. The suggested Land Management Guidelines for the LCA include to: The landscape features within the site including the watercourse, pond and associated existing planting would be retained and incorporated into public open space. This would In relation to landscape character, the site lies within and near the eastern edge of • conserve and manage the existing mature hedgerow network. include land to the rear of the single storey properties off Meadow Road. National Character Area 111: ‘Northern Thames Basin’. The adjoining National Character • conserve, manage and enhance patches of woodland Area 81: ‘Greater Thames Estuary’, lies to the east of South Woodham Ferrers and • conserve historic lanes and unimproved roadside verges. As part of this initial review, it is considered that development as shown within the to the south of Basildon. At a district scale, the ‘Braintree, Brentwood, Chelmsford, • plant half-standard trees within field hedgerow boundaries to succeed over mature Concept Plan within the proposed location could accord with the character of the LCA in Maldon and Uttlesford Landscape Character Assessments’ of 2006 by Chris Blandford trees. relation to: Associates indicates that the site lies within the Landscape Character Area (LCA) F12 • introduce arable field margins as a means to prevent disturbance of mature ‘East Hanningfield Wooded Farmland’, as shown in Figure 8. The adjoining LCA F11: hedgerow trees • enhancement of the landscape setting of Rettendon Place; through integration with ‘South Hanningfield Wooded Farmland’ lies to the immediate west of the site with LCA • conserve and enhance areas of semi-natural and ancient woodland the existing built development and the provision of a strong landscape perimeter to D9: ‘Fambridge Drained Estuarine Marsh’ to the south. the new development adjacent open countryside In relation to existing visibility of the site, potential viewpoints into the site are indicated • the integration with surrounding landscape; through careful location of built The site and local setting demonstrate characteristics of LCA F12 ‘East Hanningfield on Figures 7, 9 and 10. The majority of residential properties within Rettendon Place development to avoid the higher slopes and through the provision of additional Wooded Farmland’ including: will not have views into the site due to intervening built form, topography or perimeter woodland and open space; vegetation. There are direct rear views into the site from the existing single storey • conservation of views; through restriction of development from the local ridgeline • Gently rolling/undulating wooded farmland overlooking the Crouch River channel to residential properties on Meadow Road which at the south-western corner of the site. which provides views to the Crouch River channel and; the south. Some two-storey houses off Meadow Road will have oblique views across the site and • reduction of visual impact of new development on the slopes; with woodland • Predominantly large arable fields delineated with very mature trees, field others off Hunters Drive may have winter views through vegetation from first floor located on local horizons to provide effective screens. boundaries and ditches. windows. There are direct views of the north-eastern part of the site from the residential • Evidence of field boundary loss. property of New Hall Fruit Farm. Integration with existing built development would apply to Phase 1 which lies adjacent, • Network of quiet narrow lanes. with subsequent Phases extending the development within an overall clear landscape • Generally dispersed settlement pattern. From the elevated public footpath on the southern boundary of the site, there are direct framework. Phase 2 would be a natural extension along the valley feature, with the • Sense of tranquillity away from major road corridors. views into the south-eastern part of the site and views towards the elevated north- existing planting and topography providing a landscape setting. Phases 1 & 2 would • Views to wooded horizons and across the Crouch River channel. eastern part of the site. Topography and built form restrict the view of the western part also provide the opportunity to strengthen the southern local ridgeline with additional of the site, to the north of Hunters Drive. From the footpath on the eastern boundary, planting and open space allowing for panoramic views to the south to be retained. the topography restricts views to the eastern part of the site set within the local

7 Land to the East and North of Rettendon Place - Planning Promotion Document Land to the East and North of Rettendon Place - Planning Promotion Document 4. Landscape

The site is outside but adjacent to the Green Belt, which lies to the south of the southern boundary and west of Main Road. Green Belt is primarily a planning consideration and constraint. The five purposes of Green Belt are:

• to check the unrestricted sprawl of large built-up areas • to prevent neighbouring towns merging into one another • to assist in safeguarding the countryside from encroachment • to preserve the setting and special character of historic towns • to assist in urban regeneration, by encouraging recycling of derelict and other urban land.

In relation to impact on Green Belt, Phases 1 & 2 would not extend into the Green Belt and therefore there would be no impact on the five purposes. Phase 3 would involve a secondary access road extending into the Green Belt and although there will be no buildings located within the Green Belt, it is recognized that the road could be considered to be an encroachment into the countryside but it would be restricted to the ridgeline and would not lead to a sense of substantive sprawl or coalescence by additional development in the Green Belt. New landscaping planting /screening also could be provided to minimise the visual impacts of any new road on the openness of the Green Belt.

In relation to visual effects, the proposed built development would not be visible from the majority of the existing dwellings within Rettendon Place. Open space (along the local ridgeline) or reserve land (for the recreation ground and the primary school) is proposed adjacent existing residential properties within Phases 1 and 2. This reduces or is likely to reduce the extent of visibility of new built form from the existing housing and consequentially reduces the level of visual effect of the proposed development from residential properties. The effect on New Hall Fruit Farm would primarily relate to Phase 3.

For views to the south of the site in both the local and wider setting, the set back of development from the southern ridgeline for Phases 1 & 2 would initially significantly reduce the potential visual effects. This would reduce further with the establishment of additional planting, which would form a new wooded ridgeline. Phase 1 is set within an area where there are few local or distant viewpoints into the site and Phase 2 is set within a visually contained valley feature. The proposed open space area of Phase 3 would be visible from the north. Built form within Phase 3 is set back from the more elevated slopes, with some possible visibility of built form on the lower slopes from viewpoints to the north. There will be an inevitable effect of the proposed built development of all phases upon views from the existing rights of way on the perimeters of the site. However, the Concept Plan reduces the effects by accommodating the rights of way within open space and introducing planting in order that with time the effects can be reduced.

In landscape and visual terms, it is considered there is good potential for Phases 1 & 2 of the proposed development to be well integrated into the local landscape by careful consideration of existing topography and vegetation and the introduction of strategic open space and planting. The site offers the potential for establishing a setting which will provide a landscape framework for further development of Phase 3 in the future.

Site photos

Land to the East and North of Rettendon Place - Planning Promotion Document 8 4. Landscape

Key

Site Boundary 229-18

Landscape Features:

Sloping Topography

Structural Planting

Defining Hedgerow

Individual Feature Tree

Recreational Trail

Footpath

Major Ridgeline 5 Minor Ridgeline

3 Watercourse

Visual Features:

Local Horizon

Residential View

Local View

Long Distant View

4 Viewpoints

229-31

B18066 - Rettendon Place

229-19 Landscape Survey & Analysis

Figure 01 Scale: 1:5000 @ A3

September 2018

6 (From Footpath to south)

© The Landscape Partnership Ltd Reproduced from the Ordnance Survey map with the permission of the controller of Her Majesty's Stationery Office. Licence number: AL 100002205. © CROWN COPYRIGHT. Figure 7: Landscape Survey and Analysis 9 Land to the East and North of Rettendon Place - Planning Promotion Document Land to the East and North of Rettendon Place - Planning Promotion Document 4. Landscape KeyKey

SiteSite Boundary Boundary

F11F11 South South Hanningfield Hanningfield Wooded Wooded Farmland Farmland

F12F12 East East Hanningfield Hanningfield Wooded Wooded Farmland Farmland

D9D9 Fambridge Fambridge Drained Drained Estuarine Estuarine Marsh Marsh

B18066B18066 - Rettendon - Rettendon Place Place

LocalLocal Landscape Landscape Character Character Areas Areas

FigureFigure Scale:Scale: 1:25,000 1:25,000 @ @A3 A3

AugustAugust 2018 2018

Figure 8: Local Landscape Character Areas Land to the East and North of Rettendon Place - Planning Promotion Document 10

© The© The Landscape Landscape Partnership Partnership Ltd Ltd ReproducedReproduced fr om fr theom Ordnancethe Ordnance Survey Survey map map with withthe permissionthe permission of the of controllerthe controller of Her of HerMajesty's Majesty's Stationery Stationery Office. Office. Licence Licence numb number: ALer: 100002205. AL 100002205. © CROWN © CROWN COPYRIGHT. COPYRIGHT. 4. Landscape

Site Hedgrow to Main Road

View of western part of Site From Main Road - Viewpoint 1

Houses off Meadow Road New Hall Fruit Farm Tree belt to eastern boundary

View of southern part of site from public footpath on local ridgeline on southern boundary - Viewpoint 2

Local Ridgeline Local Valley New Hall Fruit Farm

View of eastern part of site from public footpath on eastern boundary - Viewpoint 3

Figure 9: Photo viewpoints 11 Land to the East and North of Rettendon Place - Planning Promotion Document Land to the East and North of Rettendon Place - Planning Promotion Document 4. Landscape

Local ridgeline Rettendon Place

View towards Rettendon Place from existing minor valley within site - Viewpoint 4

North-eastern part of site North-western part of site New Hall Fruit Farm

View towards New Hall Fruit Farm from within site on northern boundary - Viewpoint 5

Rettendon Place Southern boundary of site formed by local horizon

View from Public footpath to south of site - Viewpoint 6 Figure 10: Photo viewpoints Land to the East and North of Rettendon Place - Planning Promotion Document 12 5. Ecology

MLM undertook a preliminary ecological appraisal of the site including an extended phase 1, a protected species scoping survey and a desk study.

The desk study included consulting DEFRA’s online MAGIC map for locations and details of statutory sites designated for nature conservation. Essex Wildlife Trust were contact- ed for information on non-statutory wildlife sites and records of protected species within 2km of the site.

Findings of the ecological appraisal

The site is located 1.6km from the Crouch and Roach estuary which is designated as a Ramsar, Special Protection Area (SPA), Special Area of Conservation (SAC) and Site of Special Scientific Interest (SSSI). It also connects to further protected sites including Fenn Washland and Kendall Park LNR Local Nature Reserves (LNR). The site predominantly consists of arable fields with hedgerows along the field boundaries. Within the site boundary there are also small areas of improved grassland, woodland and scrub, two dry ditches and a pond.

Further survey and assessment requirements

In order to inform the final design, ecological mitigation that may be required, and habitat creation and enhancement works within the scheme, the following ecological surveys will be undertaken:

• Great crested newt • Reptiles • Dormice • Bats • Wintering and breeding birds • Hedgerow

These surveys will inform the ecological baseline of the site and highlight the ecological impacts of the scheme. The potential impacts of the scheme on the Crouch and Roach estuary will also be assessed including the possibility of increased visitor pressure from the residential development.

Ecological Opportunities

The site concept plans include the retention of the majority of the hedgerows and areas of woodland and scrub, and will include the provision of a large area of green space. Following the completion of the above surveys and assessments to inform the ecological baseline and potential impacts, ecologists will work with the design team to ensure that ecological mitigation, as well as habitat creation and enhancement, will be incorporated into the design scheme to provide habitats for the species present and replace any areas which are to be lost.

The large area to be set aside as green space provides an opportunity to incorporate new areas of habitat. The retention of much of the habitat on site provides an opportunity to minimise ecological impacts and improve these habitats further for wildlife. The combination of habitat creation, retention and enhancements provides an opportunity to ensure that ecological impacts are minimised and to improve the site overall for biodi- versity in the local area. Site photos

13 Land to the East and North of Rettendon Place - Planning Promotion Document Land to the East and North of Rettendon Place - Planning Promotion Document 5. Ecology

Figure 11: Phase 1 Habitat Survey

Land to the East and North of Rettendon Place - Planning Promotion Document 14 6. Archaeology

The Colchester Archaeological Trust (CAT) were appointed to catalogue the There are other archaeological sites in the search area which give background to the Chelmsford City Council is advised on archaeological matters by the Essex County archaeological remains on and around the Site, to discuss them in their local context, Site. Prehistoric material comes from a number of sites. Prior to the construction of Council Historic Environment Management (HEM) team, who are part of County and to determine whether they will cause any constraints to development. the present A130, archaeological evaluation at Gorse Woods (site 10) revealed a pit Planning Department. The project team will consult with the HEM team in due course. and gullies dating to the Middle Iron Age (around 400-150 BCE). Fieldwalking (surface The CAT defined a ‘search area’ (as shown in figure 12), and then investigated the collection of artefacts from a ploughed field) farther south on the A130 route (site However, in the meantime, it is important to consider three issues: (i) the known following resources for evidence of archaeological sites and finds within the search area: 13) revealed prehistoric struck flints, and a concentration of burnt flints which may be archaeological remains specifically within the Site, and (ii) archaeological remains the location of a ploughed-out burnt flint mound or a Bronze Age domestic site. Also, adjacent to the Site which may also be present on the Site, and (iii) the wider 1. The Essex Historic Environment Record (EHER). This is the primary source for a at Runwell Hospital (site 11), the 2014-15 evaluation and excavation revealed early archaeological landscape of the search area. survey of this type. It is a computerised list (and now a website) of all recorded find- Neolithic (4500- 3500 BCE) finds, and an Early-Middle Iron Age settlement (700-150 spots of archaeological material in Essex, whether excavated sites or loose finds. It BCE), with field boundary ditches and a scattering of small pits. In terms of the first point, the World War 2 GHQ anti-tank ditch appears to cross the also contains transcriptions of cropmarks taken from air photograph coverage of western edge of the Site. This ditch has not been excavated, but its course (as plotted Essex held by the National Monuments Record (NMR). Roman. Apart from the Roman kiln site at Hall Farm (site 12), Roman pottery and shells from aerial photographs) seems to intercept the western edge of the Site at four are reported from East of Workhouse Lane (site 15). places. World War 2 remains are now considered to be valid parts of the archaeological 2. The Heritage Gateway. This national database gives lists of Listed Buildings, and heritage, and so there is a very good case for the ditch to be evaluated by trial-trenches other resources such as Images of England (photographs of listed buildings in Anglo-Saxon (AS) remains are often elusive, but the Gorse Woods site (site 10) revealed prior to development. England), the National Monuments Record of archaeological excavations in England AS pottery, some in the upper fill of a boundary ditch. Also, the 2014-15 work at Runwell and Wales, and Pastscape (English Heritage). Hospital (site 11) revealed an AS pit. In terms of the second point, the Roman kilns excavated at Hall Farm in 1967 and again in the 1990s may not represent the whole extent of this pottery production centre. 3. Essex Place Names online catalogue. This was searched for place names of At a more general level, we may speculate that, as Rettendon is mentioned in Domesday Specifically, there may be other as-yet-undiscovered kilns within the boundaries of the archaeological or historical interest in the parish of Rettendon. It includes place Book, the village has its origins in the AS period, and will have had a church of that date site. There is therefore a very good case for the areas close to the kilns to be evaluated names on Tithe maps. (in all likelihood on the All Saints site). by geophysical survey and trial-trenching to determine whether there are any more kilns here, and, if so, for a second stage of archaeological work on a larger area. The 4. Historic maps – including 1st edition OS (Ordnance Survey) coverage, and the 1777 Medieval. The Domesday Book of 1086 lists four landholdings in Rettendon. It can excavation of kilns can be expensive - the alternative plan of leaving them untouched Chapman and André map of Essex (figures 15 and 16). reasonably be assumed that Rettendon Old Hall (not the present buildings, which are and in situ may be a course of action which could be negotiated with the HEM team. later) was one of the landholdings, and that the Site is part of the estate worked from 5. Relevant reports and publications held by the CAT. that manor. It is very likely that an earlier (Domesday-period church) stood on the All In terms of the third point, wherever controlled archaeological work has taken place in Saints Church site, possibly linked with the Old Hall (sites 1, 3). the search area (along the A130 route, and at Runwell Hospital) material dating from the The commentary below provides an archaeological summary of the Site and the wider prehistoric to the medieval period has been recovered. On this basis, the Site has some search area, discussing the archaeological sites and finds within their local framework. Archaeological investigation has added a few more details of medieval activity. A group archaeological potential, requiring further archaeological work to be carried out, either This is followed by an appraisal of potential development constraints. of features at Gorse Woods (site 10) included ditches and a clay extraction pit, dated prior to development or a grant of planning permission. The extent of the archaeological to the 12th-14th century. On the southern part of the site was a ‘hollow way’, probably work required will be discussed between the project team and the HEM team. However, The site contemporary with the clay extraction. At Runwell Hospital (site 11) excavation revealed this is likely to involve a percentage of trial trenching on Site, with the possible addition a series of 12th to 14th century pits which may have been a medieval roadside working of magnetometer survey over the area around the kilns. If any significant sites are The only archaeological monument to coincide with the Site is the ditch of the area. revealed by these survey techniques, there will be a requirement for further excavation. World War 2 anti-tank defence known as the GHQ line (site 17). The ditch has long There may also be a requirement for archaeological fieldwalking prior to the trial- disappeared, but, working from air photographs, its line has been projected to cross The listed buildings (Figure 17, sites 2-7) and the unlisted sites and structures (sites 8-9) trenching, should ground conditions be suitable. the western edge of the Site. The ditch is probably too big to have been completely are the principal remains of the post-medieval and modern periods (the WW2 remains destroyed (an example excavated in Colchester was 2m deep and 4m wide), so it is likely have already been mentioned, above). None of these structure will be affected by the The CAT has advised that any archaeological sites or finds would not prevent that it will still survive below ground at several places along the western edge of the Site. Site. development of the Site. Moreover, apart from the possibility that if Roman kilns are found, they might be left in situ and unexcavated, it is very unlikely that any The search area Also in the post-medieval period, the Gorse Woods site (site 10) was used for clay archaeological sites or finds would be a constraint to development, with the exception extraction, as in the medieval period. Excavation at Runwell Hospital (site 11), revealed of the requirement for prior archaeological survey, trial-trenching, and excavation as The most important single site in the search area is the Roman kilns excavated at Hall a 16th- and 17th-century field system, a pond and a large hollow, all associated with the discussed above. Farm in 1967 and again in the 1990s (site 12). Working from the published National Grid nearby Runwell Hall Farm which (from the evidence of the site finds) was concerned Reference for the excavation, the kilns were in the orchard to the south of Hall Farm and with cattle husbandry and dairy production. west of the Fruit Farm, and only 30m or so from the edge of the Site. As Roman kilns are often found in clusters, there is a possibility that there will be other as-yet-undiscovered Cropmark site 14 is a post-medieval pond of limited interest. There is a loose find of a kilns within the boundaries of the Site. ‘Bellarmine’ pot (German stoneware with caricatured faces) east of Rectory Lane (site 16). Although the Roman kilns may be the most important find, another group of monuments has a greater ‘group value’ - the World War 2 structures (figure 15). Since 18th-century and later maps the end of the War, three roadblocks, a floodlight site and two pillboxes have been destroyed (sites 31-36). However, thirteen other pill-boxes still survive (sites 18-30). From 1777 onwards, we have the benefit of map evidence. This is an unusually large number of WW2 structures, and arguably the most important ‘heritage asset’ in both the search area and indeed in Rettendon as a whole. However, Constraints on development none of the pill-boxes will be affected by this Site - the nearest two are 230m away, and most of them at least 500m north, west, or south of the Site. The main issue for consideration is whether the archaeological remains on and around the Site will have an effect on, or will be seen as a constraint to proposed development. World War 2 pillbox west of the A130

15 Land to the East and North of Rettendon Place - Planning Promotion Document Land to the East and North of Rettendon Place - Planning Promotion Document 21 17 6. Archaeology

14: cropmarks The earliest map (left) is Chapman of recent pond 19 and Andre 1777. The approximate 15: Roman pottery and shells position of the PDS is shown 20 (greater precison is not possible). 18

There are no large settlements, only Rettendon Old Hall and Rettendon Place, with the Rectory across the 12: Hall rb Farm fields to the east. 1967 31 There are more houses around the kiln site? 22 10: A130 Gorse Common, to the norh of the PDS. Wood 2000 16: Bellarmine pot 23 24 8: Runwell Hospital and grounds 25 rb 32 pb 11: Runwell 33 Hospital 2014 f 1 26 3 : A 1 35 3 pb 0 0 500 m f 9: milestone iel d 34 w al Copyright Colchester Archaeological Trust. © Crown copyright. All rights reserved. Licence number 100039294. ki n 17 g 1 Figure 2 : Unlisted buildings and structures 9 The first detailed mapping (below) Figure 13: Unlisted buildings and structures 9 2 27 0 is the 1st edition 1of km the Ordnance

Survey (late 19th century) . This shows 28 Figure 12: ArchaeologicalCopyright Colchester Archaeological excavations Trust. © Crown copyright.a rural andAll rights reserved.evaluations area, Licence numberwith 100039294. (blue) the same settlements The earliest map (left) is Chapman Figure 3 : Archaeological excavations and evaluations (blue), cropmark(Rettendon site (green) Hall and Place) as and accidental discoveries (plum) Chapman and Andre in 1777. and Andre 1777. The approximate 30 rb position of the PDS0 is shown 500 m 29 36

(greater precisonFigure is14: notWorld possible). War 2 infrastructure.Copyright Colchester Archaeological Grey Trust. stripe © Crown copyright. is (now All rights reserved. filled) Licence number 100039294.GHQ Figure 4 World War 2 infrastructure. Grey stripe is (now infilled) GHQ anti-tank ditch. anti-tankBlack ditch.symbols Black - surviving symbols pillboxes. - surviving Open pillboxes. symbols a reOpen destroyed symbols are There are no largeroad settlements, barriersdestroyed (rb), floodlight road blockagesonly (f), pillbox (rb), (pb) floodlight (f), pillbox (pb) Rettendon Old Hall and Rettendon Place, with the Rectory across the fields to the east.

There are more houses around the Common, to the norh of the PDS.

Figure 16: Extract from Chapman & André map of 1777, showing Rettendon as a rural area. There are small groups of buildings at Rettendon Place and Rettendon Hall, but The first detailed mapping (below) most of the population lived around Rettendon Common, to the north. is the 1st edition of the Ordnance Survey (late 19th century) . This shows Figure 15: Extract from late 19th-century Ordnance Survey. The area of the Site was still essentially rural. a rural area, with the sameFigure settlements 17: Listed buildings and unlisted structures

Copyright Colchester Archaeological Trust. © Crown copyright. All rights reserved. Licence number 100039294. (Rettendon Hall and Place) as Land to the East and North of Rettendon Place - Planning Promotion Document 16 Chapman and Andre in 1777. Figure 5 Extracts from Chapman & Andre 1777 and Ordnance Survey of c 1875

Figure 5 Extracts from Chapman & Andre 1777 and Ordnance Survey of c 1875 7. Transport

EAS Transport Planning Ltd has been appointed to provide access and transportation • Phase 3 could comprise the final circa 265 new homes, taking the total to circa 715 Phase 3 - Option 2 advice in respect of Croudace’s proposals for development at Rettendon Place. EAS homes, mainly to the northeast of Phases 1 and 2. Along with a further extended has examined highway and transport opportunities in the context of the local network estate road, a second access will be provided from Main Road, to the south of for all modes and has considered the site allocations contained in the emerging new Meadow Road, via a new full roundabout junction. Chelmsford Local Plan, in particular the preferred option for development to the north of South Woodham Ferrers. In addition to the new homes, Croudace’s proposals will include a new local centre. This will increase the sustainability of Rettendon Place, which is not currently served by local Vehicular Access shops or a public house.

EAS has considered a range of possible options to access the site and has settled on the As the development increases the length of active street frontage it is proposed that the following realistic and simple three phased approach: commencement of the 30mph speed limit on Main Road be moved further from the village centre to the north and this would be implemented at commencement. • Phase 1 could comprise circa 150 new homes to the north and east of Rettendon Primary School, with access provided via a new mini-roundabout junction on Main Figure 18 shows the above three-phase access approach in diagrammatic form. Road, to the north of the school. The mini-roundabout would ensure that a physical Appendix 1 provides more detailed designs of the two new access points and of how the speed restraint is located in the vicinity of the school which is currently offered by first access can be upgraded to a full roundabout. a kerb build out pinch point. This mini-roundabout can be designed to facilitate future expansion.

• Phase 2 could comprise a further circa 300 new homes to the east of Phase 1, with access provided via the same point on Main Road with the mini-roundabout enlarged to a full roundabout and an extended estate road leading into the site. The full roundabout maintains the same speed reducing benefits.

Phase 1 Phase 2

Figure 18: Proposed Strategy Phased Options For Access

17 Land to the East and North of Rettendon Place - Planning Promotion Document Land to the East and North of Rettendon Place - Planning Promotion Document 7. Transport

Access on Foot and by Cycle

Strategic Policy S11 in the emerging new Local Plan requires new development to be The nearest railway station is Battlesbridge, 1.2 km to the south of the village, 14 Modelling work by Essex Highways and Ringway Jacobs has examined the road network supported by sustainable means of transport, including walking, cycling and public minutes on foot and four minutes by cycle. The station has recently been refurbished in Chelmsford in the light of the emerging new Local Plan. A report entitled Preferred transport. Any new highway infrastructure should aim to reduce congestion, link new with a new shelter, ticket machine and stands for ten bicycles; there are also four Option Strategic and Local Junction Modelling was produced in January 2018. It development and provide connections with the strategic road network. car parking spaces of which one is accessible. Trains generally run every 40 minutes models site allocations and known committed developments up to 2036 including between Wickford and Southminster; during peak periods some run through to and planned growth to the north of South Woodham Ferrers. Figures 3.19 and 3.21 in the Rettendon Place includes a primary school, nursery and parish hall (with cycle stands). from London Liverpool Street. The site is ideally located to patronise this station and report show which sections of road are expected to experience congestion in 2036. To utilise the upgraded services. the south of the A12 the roads with a volume / capacity (V/C) ratio of up to 80%, i.e. Within the village, Main Road has footways on both sides, linked by two signalised approaching capacity, in the AM peak, include the present A130 south of Junction 17, crossings, one outside the primary school and the other immediately south of Meadow Wickford railway station is 4.6 km from the village, 14 minutes by cycle and 11 minutes the former A130 between Junction 17 and Howe Green village and Bicknacre Road and Road. These give safe access to the church, parish hall and existing homes on the west by car. It has 435 car parking spaces and stands for 75 bicycles. Apart from the The Tye in East Hanningfield. All other roads in the area, including the former A130 side of the road. The footway on the east side extends beyond the village. To the Southminster service it has three trains per hour between London Liverpool Street and south of Howe Green, will have a V/C of no more than 70%. V/C ratios in the PM peak south of the village it is also dedicated for cyclists and horse riders, continuing passed Southend Victoria; there is a proposal to increase this to four. are generally lower. the Turnpike and Hawk Hill roundabouts to the bus stops and to Battlesbridge railway station. The access strategy proposes two pairs of bus stops to be provided on-site, with walking The results suggest that Croudace’s proposals for development at Rettendon Place will routes extended to them from existing areas within the village. It would be beneficial have little impact on these sections of road. In fact, page 13 of an earlier report entitled Rettendon Place has a good road safety record. Crashmap shows only two slight injury- to divert most or all bus services to these bus stops and it is likely that the overall walk Transport Impact of the Local Plan Preferred Spatial Option (March 2017) noted that: accidents in the village or its environs between 2013 and 2017; both were collisions distance to bus routes would reduce as a result. between two cars, just to the north of the school. No pedestrians, pedal cyclists or “With reference to earlier testing of Spatial Options 1-3 and the Local Plan Sensitivity children under 16 were involved. At either end of the 30mph zone on Main Road there Census origin-destination data suggests that the predominant destinations for bus Testing, it has been difficult to differentiate between the modelled network performance are chicanes and gateway features to calm traffic. travel in the area, particularly to work, are Chelmsford and Basildon. The possibility of of the Preferred Spatial Option and that of the three Spatial Options and sensitivity increasing route 3 to an hourly frequency, for an experimental five year period, will be testing that preceded it. The patterns and severity of congestion across Chelmsford Pedestrian and cycle paths will be extended to connect the new development to the investigated. Apart from providing a regular service into Chelmsford, the buses could in the modelling remain broadly consistent regardless of differences in Local Plan primary school and to Meadow Road, providing traffic-free access to the village. They be timed to ensure a minimum connection time of seven minutes with train arrivals and development allocation.” will also pass close to the new bus stops that will be provided within the site, offering departures at Battlesbridge railway station and could strengthen the link with Rayleigh convenient access to public transport. The foot and cycle path to Battlesbridge railway and the Southend conurbation. To the South of the Site station can be upgraded and connected to the pathways within the site. In addition, routes 94/94A/94B could be diverted into the village, making a clockwise The Chelmsford Local Plan Preferred Option Strategic & Local Junction Modelling Access by Public Transport loop via Main Road and the new estate road on-site. These buses call at the Swans (a Addendum (January 2018) notes on page 23 that the A132 between the Turnpike five minute walk from Wickford railway station) and will also provide a useful link to Roundabout and South Woodham Ferrers is not heavily congested at present. However, There are existing bus stops on Main Road outside the school, with lay-bys and shelters. Basildon. the planned development to the north of South Woodham Ferrers will lead to an The following services call there: increase in traffic. Any planning application will be supported by a Travel Plan that will incorporate these • Route 3 (Arrow Taxis), Chelmsford – Southend. Six journeys on Monday to Saturday provisions (matched to the phase of development) and provide for travel information The Preferred Option Strategic and Local Junction Modelling study modelled four daytimes, serving Battlesbridge railway station. packs for distribution to new occupants. These packs will be updated and re-issued junctions in the vicinity of the site: • Route 513 (Stephensons), Chelmsford – Southend High School for Girls. School when bus services begin accessing the site. service, one journey each way, Mondays to Fridays. • The B1418 / Burnham Road roundabout; • FWC6 (Fourways Coaches), Rettendon – Sandon School. School service, one journey Highway Connections and Upgrades • The Rettendon Turnpike roundabout; each way, Mondays to Fridays. • The Hawk Hill roundabout; and • Route D6A (Arrow Taxis), Maldon – West Hanningfield. One journey each way, Rettendon Place has good highway connections. It lies on the route of the former A130 • The A132 signalised junction with the slip roads to and from the northbound A130. Mondays to Fridays; must be pre-booked. which connects at Junction 17 (Howe Green) with the A12 trunk road and the A1114 • CCT1 (Chelmsford Community Transport) operate three return journeys on into Chelmsford City Centre. To the south it links with the new A130, the A1245 and the In all four cases the modelling suggested that by 2036 the junctions would be on the Mondays to Fridays to Broomfield Hospital; these must be pre-booked. A132 at the Turnpike and Hawks Hill roundabouts. verge of instability and with the Local Plan preferred option they would exceed it – implying unacceptable congestion. In addition, routes 94, 94A and 94B, operated by First Group, provide an hourly daytime To the North of the Site Monday to Friday service between Basildon, Wickford and South Woodham Ferrers, Modelling of mitigation measures for the planned development to the north of South calling at the Turnpike roundabout, approximately 1 km from the village (i.e. circa eleven Main Road currently carries approximately 340 vehicles in each direction during the Woodham Ferrers (including remodelling of the B1418 / Burnham Road roundabout to minutes on foot). This service makes six journeys on Saturdays. Stephensons’ route 220, weekday peak periods and is therefore not heavily trafficked. The A130 is an important provide a site access) raised most of the junctions’ performance slightly above the do- a school service with one return journey between Burnham and Basildon, also calls at north-south artery between the A12 and south Essex. minimum scenario, so meeting the nil detriment criterion. these stops. However, at the Rettendon Turnpike the improvement in performance fell slightly short The Chelmsford Future Transport Network programme envisages the expansion of park of nil detriment and the report concluded that the developer might be required to and ride facilities to support travel into the city. The proposed development is well investigate further mitigation. located to take advantage of the existing Sandon Park and Ride site and of potential new sites on the southwest side of the city.

Land to the East and North of Rettendon Place - Planning Promotion Document 18 7. Transport

Impact of Proposals at Rettendon Place

Using the TRICS database, the number of vehicle trips that Croudace’s proposals for Residents of the new development will have the following travel opportunities: development at Rettendon Place might generate is 111 inbound and 277 outbound in the AM peak and 247 inbound and 103 outbound in the PM peak. These have been • Primary school, nursery, village hall, recreation ground and local centre within assigned to the road network using Census origin-destination data for work trips. walking distance.

To ensure that Croudace’s proposals do not cause unacceptable congestion, it is likely • Existing school bus services. that mitigation measures at the Turnpike and Hawk Hill roundabouts will be necessary, perhaps involving the signalising of both roundabouts. This will not only provide an • Good road connections, with the A130 and A12 easily accessible. opportunity to achieve nil detriment, but will also have the added advantage of allowing pedestrian and cycle phases to be incorporated, thereby facilitating safer and more • Easy access to park and ride facilities near Chelmsford. convenient sustainable access to Battlesbridge railway station and the A132 bus stops. These proposals are currently provisional and the final mitigation measures will require a • Bus links to Woodham Ferrers, the Southend conurbation, Basildon and Chelmsford. more detailed assessment. However, the draft proposals above are entirely reasonable and have been tried and tested elsewhere. • Rail services to London and the Southend and Southminster lines.

Conclusion

The transport improvements and mitigation measures to support Croudace’s proposals for development at Rettendon Place can be summarised as follows:

A new mini-roundabout (evolving to a full roundabout) north of the primary school will afford a better physical speed restraining than exits at present. This and a new roundabout to the south of Meadow Road will provide access from Main Road.

• Creation of a local centre on-site will introduce a number of new shops and services in the village, within walking distance of all residents and thereby increase the sustainability of Rettendon Place.

• Provision of foot and cycle paths linking the new development to the existing parts of the village, including the primary school, nursery and village hall.

• Upgrading of the foot and cycle path to Battlesbridge railway station and the bus stops at the Turnpike roundabout, with appropriate signal phases by virtue of future roundabout signalisation.

• Provision of two new pairs of bus stops within the site and diversion of existing bus services to call at these stops.

• Diversion of bus routes 94/94A/94B into the village, making a clockwise loop via Main Road and the site.

• Increasing Route 3 to an hourly frequency with attention to connections to trains at Battlesbridge railway station.

• Provision of travel information packs for distribution to new occupants and the updating and re-issuing of these packs once revised bus services start serving the site.

• Signalisation of the Turnpike and Hawk Hill roundabouts to accommodate traffic on a nil detriment basis.

• Other highway mitigation measures as indicated by future detailed assessments.

19 Land to the East and North of Rettendon Place - Planning Promotion Document Land to the East and North of Rettendon Place - Planning Promotion Document 8. Social Infrastructure

Education

A preliminary assessment has been carried out to determine the capacity of and However, only one of the primary schools (i.e. Rettendon Primary School) listed above projected demand for school places within the Chelmsford 02 (Rettendon / West is within easy walking or cycling distance of the site and that school is projected to Hanningfield) and Chelmsford 07 (South Woodham) Forecast Planning Group areas. experience a slight shortfall in places by 2021/22. Therefore, in order to promote sustainable travel patterns and to minimise dependence on the private car, Croudace proposes to reserve additional land to the rear of Rettendon Primary School to facilitate School Location Capacity Projected Roll the future expansion of the school (i.e. from 1 to 2 forms of entry). This should ensure 2017/18 2021/22 that all primary-age children living in Rettendon Place, including both existing and new Primary Schools residents, will be able to attend the school in their village. Rettendon Main Road, Rettendon 139 142 Place Secondary-age children can be expected to travel further to school and given the very St Peter’s CoE Church Road, West 105 110 significant capacity that is projected to be available at William De Ferrers Secondary Hanningfield School in 2021/22, this is the most logical option to accommodate any secondary-age children from the circa 715 new homes proposed at Rettendon Place. In addition, bus Collingwood Collingwood Road, 315 208 routes 94, 94A and 94B provide an hourly daytime Monday to Friday service between South Woodham Ferrers the Turnpike roundabout (approximately 1 km to the south of Rettendon Place) to South Elmwood Guys Farm Road, South 442 411 Woodham Ferrers, thus offering a sustainable means of accessing William De Ferrers Woodham Ferrers Secondary School. There is also potential to upgrade the foot and cycle path between St Joseph’s Trinity Square, South 208 195 Rettendon Place and the Turnpike roundabout to make this bus service even more Woodham Ferrers accessible. St Mary’s CoE Main Road, Woodham 105 53 Ferrers Health Trinity St Mary’s Trinity Square, South 206 187 CoE Woodham Ferrers There are currently no health centres / surgeries in Rettendon Place. The nearest Woodville Brent Avenue, South 420 386 existing GP provision is 2 miles to the southwest of the site in Wickford and 2.2 miles Woodham Ferrers to the east of the site in South Woodham Ferrers. Both of these surgeries are currently Total 1,940 1,692 accepting in new patients (as shown in the table below) and both are accessible by bus routes 94, 94A and 94B. Secondary Schools William De Ferrers Trinity Square, South 2,076 1,332 GP Provision Location Registered Patients Accepting New Woodham Ferrers Patients Total 2,076 1,332 The Shotgate Southend Road, 3,517 Yes Surgery Wickford Source: Essex County Council (ECC) (2017) Commissioning School Places in Essex Kingsway Surgery Kings Way, South 5,948 Yes 2017-2022, Appendix 1a & 1b. Note: Projected roll figures including an adjustment for Woodham Ferrers planned new housing in the area. However, if development is brought forward at Rettendon Place, NHS England is likely to The table above demonstrates that there is projected to be significant available primary request a planning contribution to support expanded health provision in the area. and secondary school capacity in the Rettendon / West Hanningfield / South Woodham areas, even after an adjustment has been made for planned new housing. ECC’s figures Based on NHS England’s typical Essex-based multipliers of 2.4 persons per household, suggest that there will be 248 spare primary school places and 744 spare secondary 120 sq m of required floorspace per 1,750 patients and a cost price of £2,300 per sq school places by 2021/22. m, the 715 proposed new homes at Rettendon Place has the potential to generate a request for a £ 270,638 planning contribution – i.e. (((715 x 2.4) / 1,750) * 120) * 2,300. The circa 715 new homes proposed at Rettendon Place could generate a demand for 215 primary and 143 secondary school places (based on typical Essex-based multipliers The actual contribution amount (if any) will be subject to a full demonstration of need of 0.3 primary pupils and 0.2 secondary pupils per dwelling). In summary ample and compliance with the relevant legal tests for a planning obligation. However, the theoretical capacity exists to accommodate these proposed new homes. above estimate provides a very early indication of the level of contribution that may be applicable to expand health provision in the area.

Land to the East and North of Rettendon Place - Planning Promotion Document 20 9. Recommendations and Masterplan

Andrew Martin – Planning (AM-P) has considered the opportunities and constraints set out in the preceding sections of this document, including those relating to landscape, ecology, archaeology, transport and social infrastructure, and has prepared two Concept Master Plans which demonstrate how a sustainable new development can be accommodated to the north and east of Rettendon Place.

The first Concept Master Plan at Figure 19 incorporates:

• Approximately 450 new market and affordable homes, comprising an early first phase of circa 150 new homes to the north and east of the village and a subsequent second phase of circa 300 new homes to the east of the first phase. • A new local centre fronting Main Road, with scope for a convenience store and other supporting services, potentially including small-scale health and employment floorspace. • Land for the potential future expansion of the existing primary school and nursery. • Land for an extension to the existing recreation ground. • The retention and reinforcement of key landscape features, including the existing pond, stream and trees / hedges, as well as proposed new planting. • One point of vehicular access from Main Road, to the north of the village, with additional emergency, pedestrian and cycle only access via the eastern end of Meadow Road.

The second Concept Master Plan at Figure 20 incorporates:

• Approximately 715 new market and affordable homes, including the first two phases identified above and an additional third phase of circa 265 new homes to the north of the second phase. • A second point of vehicular access from Main Road, to the south of the village. • The scope to reroute existing bus services through the site (via the two accesses from Main Road), to increase the frequency of some services and to provide new bus stops onsite to enhance bus transport access. • An extensive area of new public open space in the north-eastern most part of the site. • All other facilities, services, reserve land and landscape treatments identified above.

Both options for the site, which incorporate either 450 or 715 new homes (at an average density of 35 dwellings per hectare), are deliverable in accordance with the NPPF – i.e. they are available now, offer a suitable location for development now and are achievable with a realistic prospect of housing being delivered onsite within five years.

The proposals will deliver new homes to address local housing needs and enable new and enhanced local facilities, services and public open space which will serve the village, enhance its sustainability and reduce the need to travel elsewhere. The proposals are also capable of providing planning contributions towards off-site improvements to strategic infrastructure in this part of the local authority area, mostly notably the A132 corridor / Rettendon Turnpike Junction. The proposals will be well integrated into the local landscape by the careful consideration of existing topography and vegetation and the introduction of new strategic open space and planting, as shown on Figures 19 and 20.

In summary, AM-P consider that there are compelling reasons to allocate the land to the north and east of Rettendon Place for a sustainable new development.

Figure 19: Concept Masterplan - Phase 1 and 2

21 Land to the East and North of Rettendon Place - Planning Promotion Document Land to the East and North of Rettendon Place - Planning Promotion Document 9. Recommendations and Masterplan

Figure 20: Concept Masterplan - Phase 3

Land to the East and North of Rettendon Place - Planning Promotion Document 22 Appendix 1 - Potential Roundabout Options

Potential Mini Roundabout Junction Improvement for Phase 1

Phase 3 Option 2 Potential Roundabout Option

Phase 2 Potential Upgrade of Mini Roundabout to Standard Roundabout

23 Land to the East and North of Rettendon Place - Planning Promotion Document Land to the East and North of Rettendon Place - Planning Promotion Document