Landsec's Emerging Proposals for up to 1200 New Homes on the Land

Landsec’s emerging proposals for up to 1200 new homes on the Land East of Highwood Quarry.

Pre-application Landscape report - March 2021

Introduction

1.1 This report has been prepared by Sophie O’Hara Smith BA hons SAID Dip UD CMLI MRTPI. The purpose of the report is to comment on the potential landscape and visual effects and key landscape issues arising from the pre-application request and Landsec’s emerging proposals for up to 1200 new homes and school on the Land East of Highwood Quarry. The comments and assessment in the report refer to plans provided by the Town Council from the Presentation to Dunmow Town Council and Little Easton Parish Council in January 2021 which was made available and the public consultation exercise.

The development proposal

2.1 The pre-application masterplan proposes 1200 homes and local facilities. The Deputy Clerk reported that Landsec had said at the presentation that the 1200 homes application is a stand-alone application but could be seen as phase one of a new settlement, if Uttlesford District Council (UDC) is minded to include it as a new local plan allocation. The presentation shows the 1200 home application and a further plan with it as part of a larger (Garden Community) development at Easton Park. (See Appendix 1 The Masterplan on land East of Highwood Quarry and West of Woodside Way and the Easton Park Garden Community 2021).

2.2 In response to a query on the height of the proposed development as shown for the pre- application, the development team have stated that: “the 3 storey elements of the development will be located exclusively in the central area (surrounding the Local Centre). Everywhere else will be a mix of 2 and 2.5 storeys as a maximum. There will be a maximum of 2 storeys to the northern (sensitive) edge of the site”.

2.3 The application site encompasses 148 hectares of agricultural land between Great Dunmow and Little Easton bounded by Park Road to the north, mineral extraction at Highwood Quarry to the west. The southern boundary is delineated by the Hoglands Wood which lies within the site, Hoglands Brook, and High Wood. To the east the site extends to include the Ravens Farm complex and some fields to the east of the farm and its driveway.

2.4 The proposed housing is shown on land adjacent to the bridleway on its west edge. The southern edge runs parallel to Hoglands Brook set back some 50m from the brook mirroring the approved Barratt development to the south. On the east edge the development is set some 80m back from Hoglands Wood and runs some 75m west of Ravens Farm to meet the Saffron Trail PROW 36-15. Woodland belt planting is proposed on the northern boundary of the housing area which is some 265m back from Park Road at the closest point and to the north of the school site. Thus leaving one open field between the new development and Little Easton.

The scoping report

3.1 A scoping report was submitted to Uttlesford District Council and comments on the contents of the landscape section were submitted by Great Dunmow Town Council as follows:

The Great Dunmow Neighbourhood Plan stresses the importance of the countryside setting of the town. The potential effect on the character and setting of Great Dunmow should be assessed.

Proposals should also have regard to the Little Easton Conservation Area and the potential effect on the setting and character of Little Easton and the Conservation Area should be assessed.

The chapter should also assess the potential effect on the strategic countryside gap between the settlements of Great Dunmow and Little Easton.

The baseline description should mention the wildlife corridor identified in the Great Dunmow Neighbourhood Plan encompassing Ancient Woodland at High Wood (SSSI), and Hoglands Wood, Broomhills Local Wildlife Site and Hoglands Brook. The potential effect on the wildlife corridor should be assessed in the light of cumulative development proposals which would see only a narrow area of open land remaining between this proposal and committed development south of Hoglands Brook.

Listed buildings in and around the site should be noted and assessed in terms of views from listed buildings and potential effects on the landscape setting of the buildings where relevant.

Taking these points into consideration, Table 3.1 should include reference the following receptors:

• The strategic Countryside Gap between Great Dunmow and Little Easton.

• The countryside setting and character of Great Dunmow.

• The countryside setting and character of Little Easton and the Conservation Area.

• The wildlife corridor to the south of the development.

• The entry on representative viewpoints should include, fixed residential receptors and views from listed buildings.

With regard to the list of representative viewpoints Dunmow Town Council would like their landscape consultant to be party to the discussion and agreement of suggested viewpoints for consideration. (See Appendix 2 the Landsec Scoping Report Chapter 3 Landscape and Views).

Planning policy and background

NPPF

4.1 Section 8 on promoting health communities para 98 states that, planning policies and decisions should protect and enhance public rights of way and access, including taking opportunities to provide better facilities for users, for example by adding links to existing rights of way networks including National Trails.

4.2 Section 15 provides guidance on conserving and enhancing the natural environment. In para 170 it states the planning system should contribute to and enhance the natural and local environment by: protecting and enhancing valued landscapes, recognising the intrinsic character and beauty of the countryside, and the wider benefits from natural capital and ecosystem services and minimising impacts on and providing net gains for biodiversity.

4.3 Section 16 Conserving and enhancing the historic environment states at paragraph 189, that for proposals affecting heritage assets; local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance.

The Uttlesford Local plan 2005

4.4 The emerging 2019 Local Plan was withdrawn in 2020 and a new Local Plan is being prepared currently consulting on Issues and Options and there is a Call for Sites and Strategic Land Availability Assessment. The adopted plan is the Uttlesford Local plan 2005.

Policy S7 – The Countryside The countryside to which this policy applies is defined as all those parts of the Plan area beyond the Green Belt that are not within the settlement or other site boundaries. In the countryside, which will be protected for its own sake, planning permission will only be given for development that needs to take place there, or is appropriate to a rural area. This will include infilling in accordance with paragraph 6.13 of the Housing Chapter of the Plan. There will be strict control on new building. Development will only be permitted if its appearance protects or enhances the particular character of the part of the countryside within which it is set or there are special reasons why the development in the form proposed needs to be there.

Great Dunmow Neighbourhood Plan

4.5 The Town Development Area (TDA) Objective states:

‘This Neighbourhood Plan will support the housing market in Great Dunmow to cater for local de- mand, while protecting the distinct rural identity of the parish.

The identity and character of Great Dunmow is heavily influenced by its setting, and this is to be retained as a priority. The requirements of a growing population must be met, but the price of this need not be the destruction of the local rural and historic character. Great Dunmow should be contained to prevent urban sprawl encroaching on the surrounding countryside, and to prevent amalgamation with the neighbouring settlement of Little Easton or any other settlement’.

Policy: DS1: TDA: Town Development Area states: ‘This Neighbourhood Plan defines the Town Development Area as shown in Figure 16, for the purpose of: • Directing future housing growth in line with allocations set out in this Plan; • Protecting the rural setting of Great Dunmow; and • Containing the spread of the town by promoting infill within existing built‐up areas.

All other areas will be treated as countryside.

Important approaches

62. North West - Key Positive Features: the importance of Hoglands Wood, Broomhills and Frederick’s Spring in biodiversity and landscape terms; the views to the undulating landscapes north east; the importance of trees in the landscape; the footpath network linking the town to the Eastons.

Policy NE1: Identified Woodland Sites The following ancient woodlands, SSSIs, and sites of high biodiversity value within the Neighbourhood Plan Designated Area have been identified. The sites identified in Figure 34, and their settings, are to be protected, and any development which impacts upon them must contribute to rather than detract from their biodiversity and setting value. (4) Frederick’s Spring (ancient woodland; private); (5) Hoglands Wood (ancient woodland; private; Local Wildlife Site); (6) High Wood (ancient woodland; private; SSSI);

Policy NE2: Wildlife Corridors The documents that have been drawn up in support of this Neighbourhood Plan’s biodiversity and nature agenda have identified clear wildlife corridors which are worthy of protection for their biodiversity value – as well as for their landscape, setting and character quality. This Plan promotes the enhancement of the woodland and wildlife corridors in the Great Dunmow Neighbourhood Plan Designated Area. Wildlife corridors are identified on Figure 9, (See Appendix 3 GDNP Wildlife Corridors.)

The following improvements to the corridors may be sought from development proposals which impact on these locations: • Additional tree corridors to help link the woodland and open space network; • Additional water body (such as a balancing pond) to help link the woodland and open space network. The improvements will be sought, as appropriate, on site as part of the development proposal or via S106 contributions.

Planning background

Application UTT13/1043/OP

5.1 An application was submitted on the same area of land in 2013 reference UTT13/1043/OP for between 600 and 700 dwellings (Use Class C3); up to 19,300 sq m gross of additional development (including the change of use of existing buildings on site where these are retained) for Use Classes: A1, A2, A3, A4, A5 (retail); B1(a)(offices); C2 (residential institutions – care home); D1, D2 (leisure and community uses); car parking; energy centre.

5.2 The built form component of the application covered a smaller area of the land than the current 1200 homes scheme with development set back from High Wood and from the edge of Little Easton. (See Appendix 4 The Landscape Strategy masterplan for UTT13/ 1043/OP)

5.3 The application was refused and taken to appeal. The Inspector recommended that the appeal be dismissed, and outline planning permission refused. The Secretary of State agreed with his recommendation in 2016. The Secretary of State considered the Inspector’s conclusions on Policy S7 at IR15.32. However, he disagreed, as he considered that the policy aim of LP Policy S7, to protect the countryside, is consistent with the fifth bullet of Paragraph 17 of the Framework, that indicates the intrinsic character and beauty of the countryside should be recognised, while supporting thriving communities within it. He attached significant weight to this.

5.4 In assessing the effects of the proposal on Character and appearance/landscape the following was recorded:

“35. The Secretary of State has carefully considered the Inspector’s analysis of character, landscape, and visual effects at IR 15.36-15.46. For the reasons given at IR15.36-39, the Secretary of State agrees with the Inspector that the proposed scheme would accord with LP policies ENV3 and ENV8. The Secretary of State agrees with the Inspector for the reasons given (IR 15.40-44) that overall the proposal would have a harmful effect on the landscape as a result of the loss of open fields and the impact on views. He further agrees with the Inspector that the proposals are contrary to LP policy S7, for the reasons set out at IR15.44.

36.The Secretary of State agrees with the Inspector for the reasons given (IR 15.45-46) and concludes that the harm to landscape and character weighs against the scheme, and he accords this harm moderate weight, taking into account the mitigation offered by the landscaping proposals.”

UDC Local Plan 2019 and the Easton Park Garden Community Allocation

5.5 The draft UDC Local Plan 2019 proposed a new settlement at Easton Park for some 10,000 homes on a large site extending from Great Dunmow westwards over the Easton Estate. The Easton Park Garden Community showed the land east of Highwood Quarry mostly retained as open land with a large Country Park and an area of allotments and orchards. A small area of housing was shown west of the ridgeline with sports pitches south of the Little Easton Conservation Area. (See Appendix 5 Easton Park New Settlement).

5.6 On Thursday 30 April 2020. Councillors decided to withdraw the draft Uttlesford Local Plan 2019 and start a new plan at an Extraordinary Council Meeting (ECM) The decision was in response to the government-appointed Inspectors' Letter, dated 10 January 2020 and the independent Peer Review report from the East of England Local Government Association, dated 23 March 2020.

The Independent Peer Review Report states that:

Drawing together their concerns, the Inspectors [In their Letter] concluded: ‘The Garden Communities are insufficiently justified and have not been shown to have a reasonable prospect of being delivered as submitted. Consequently, as matters stand the strategy set out in the plan is unsound’.

The main components of this conclusion set out in letter paragraph 113 are: i. The Sustainability Appraisal As part of the assessment of reasonable alternatives, the Sustainability Appraisal did not consider a smaller number of garden communities, in combination with more housing in existing sustainable settlements, nor does it have regard to the Heritage Impact Assessment. ii. The Garden Communities a. The lack of clear mechanisms to ensure Garden Community Principles will be met. b. The costs, viability and deliverability of the Rapid Transit System are uncertain and any benefits would be realised too late to help ensure the Garden Communities (at Easton Park and West of Braintree) would be sustainable places. c. Realistic infrastructure costs have not been established meaning it is uncertain whether the Garden Communities will be viable and developable. d. The Garden Communities at North Uttlesford, Easton Park and West of Braintree are flawed due to a raft of landscape and heritage impacts, highway improvements and assessment issues

To arrive at a sound strategy, the Inspectors’ (at 114 - 116) consider the Council: i. Would need to allocate more small and medium sized sites that could deliver homes in the short to medium term and help bolster the 5 year Housing Land Supply until the Garden Communities begin to deliver housing. ii. Delete one of the Garden Communities from the plan, the Inspectors suggest this should be North Uttlesford as it seems to have most barriers to its development and performs the least well against the Garden Community Principles.

6.22 The Inspectors have concluded ‘as things stand the strategy set out in the plan is unsound’ We cannot be content in principle that the new proposed settlements would be true Garden Communities, or that the plan’s stated vision for these new settlements would be met. This is a serious concern.

Easton Park

95. Easton Park is a greenfield site between Great Dunmow and Stansted Airport. Policy SP6 anticipates a new Garden Community of 10,000 homes. The Council accepts that the site contains a number of constraints such as landscape and heritage features, including ancient woodland, scheduled monuments, Easton Lodge Registered Park and Garden, a number of listed buildings and that it is adjacent to the Little Easton Conservation Area.

.• The Easton Park Garden Community is flawed in terms of heritage impacts, the potential for highway improvements to M11 junction 8 and the M11 between junctions 8 and 13 are uncertain pending further investigations by Highways England and the unknown implications of the gas pipeline crossing the site on its capacity for built development;

In addition, further work would be needed on:

• Mitigation measures for Hatfield Forest Site SSSI;

116. We must stress however that in suggesting this course of action we are not endorsing the other Garden Communities in the plan. Our identified concerns in relation to the significant issues to overcome at Easton Park and West of Braintree remain and an enormous amount of further work would be required, as outlined above, to justify these ambitious allocations.

Our view is a new plan would result in a new spatial strategy in order to be found sound, this may or may not have some of the elements of the existing strategy, but consideration at least would need to be given to more small and medium sized sites and fewer Garden Communities. As reported in Members’ voices section 5.1 point 5 above, a new plan would present opportunities to take account of any new Council priorities and wider imperatives [and Covid related changes to working practices and activity levels and employment opportunities at Stansted]. Landscape Planning designations

6.1 Landscape planning designations within and in the vicinity of the proposal are shown on the Context Plan within the Chris Blandford Uttlesford District Council, Land at Easton Park Landscape & Visual Appraisal report 2017 prepared for the previous application and the Opportunities and Constraints Plan for the Landsec presentation January 2021 . (See Appendix 6 Context Plans - Landsec presentation January 2021 and Land at Easton Park UDC Landscape & Visual Appraisal report Chris Blandford 2017).

• The site includes ancient woodland at Hoglands Wood on the east side and abuts High Wood (SSSI) to the south west.

• The Great Dunmow Neighbourhood Plan (GDNP) identifies a wildlife corridor encompassing Ancient Woodland at High Wood (SSSI), and Hoglands Wood, Broomhills Local Wildlife Site and Hoglands Brook. (See Appendix 3 Wildlife Corridors GDNP)

• Little Easton Conservation Area abuts the north west corner of the site. There are several listed buildings to the north of the site, including the Church of St Mary the Virgin which is a Grade I Listed Building and Church Row which is a Grade II Listed Building, both within Little Easton, and Park Road Cottage II and Portways which are both Grade II Listed Buildings.

Public Rights of Way

The Saffron Trail PROW 36-15 runs from St Mary’s Little Easton past Ravens Farm to join Woodside Way at Hoglands Wood with PROW 35-16 joining Ravens Farm to Park Road further east.

Bridleway PROW 36-23 runs along the western side of the site from Little Easton Conservation Area in the north to cross Hoglands Brook in the south.

Footpath PROW 36-24 runs from the bridleway westwards on the edge of the site area included for the access road around High Wood from the A120/B1256 junction.

Baseline conditions

6.2 The site is located between Great Dunmow and Little Easton and comprises 148 hectares of undulating arable farmland with scattered blocks of woodland and mature field boundaries. The central area is very open consisting of arable fields affording long views to the surrounding countryside. There are more hedgerows and a greater degree of complexity in the vegetation with areas of scrubby woodland and rough grassland around Ravens Farm. A mature species rich native tree belt runs along the ridgeline from High Wood to Park Road. The broadleaved woodland belt along the bridleway on the western edge is wider and has a thick understorey containing views to the west.

6.3 To the south ancient woodland at High Wood (SSSI) and Hoglands Wood together with Hoglands Brook form part of a wildlife corridor identified in the GDNP. The western boundary is adjacent to farmland and High Wood Quarry, the eastern part includes Ravens Farm, to the north the site abuts the Conservation Area at Little Easton with several listed buildings further east along Park Road.

6.4 Site levels rise markedly from east to west, from some 75m AOD at Hoglands Wood near Woodside Way up to some 99m AOD on the ridgeline near High Wood. The Conservation Area around St Mary’s Church Little Easton lies at 87m AOD. The open part of Park Road to the north runs from 84m AOD to 87m AOD. The proposed housing development lies on the higher ground up to the ridgeline. The local centre with 3 storey development would lie between the 90 and 95m contours and the school buildings above the 95m contour.

Landscape character

6.5 The site lies predominantly within the Essex County Landscape Character Area B1 the Central Essex Farmlands but also encompasses C5 Chelmer Valley and at a local level predominantly the Uttlesford District Landscape Character Area B10 the Broxted Farmland Plateau with land on the eastern edge in area A6 the Upper Chelmer Valley. The quality of the landscape character of the Broxted Plateau is recognised in its strategy objective to Conserve the landscape.

LCA B1: Central Essex Farmlands - key characteristics include:

• “Irregular field pattern of mainly medium size arable fields, marked by sinuous hedgerows and ditches; • Many small woods and copses provide structure and edges in the landscape. • Scattered settlement pattern, with frequent small hamlets, typically with greens and ponds. • A concentration of isolated moated farmsteads. • Network of narrow, winding lanes. • Mostly tranquil character away from major roads and Stansted Airport”

Local landscape B10 Broxted Farmland Plateau – key characteristics include:

• “Gently undulating farmland on glacial till plateau, dissected by River Roding. • Large open landscape with tree cover appearing as blocks on the horizon or as scattered trees along field boundaries, with intermittent hedgerows. • Higher ground where plateau broadens and flattens is expansive and full of big sky views. • Dispersed settlements and few villages of any size. • Some sunken lanes. x Moats, halls and historic farmsteads scattered over the area”.

Proposed Landscape Strategy Objectives

Conserve - seek to protect and enhance positive features that are essential in contributing to local distinctiveness and sense of place through effective planning and positive land management measures.

Suggested Landscape Planning Guidelines • Conserve the rural character of the area. • Ensure that any new development responds to historic settlement pattern, especially scale and density…….

Potential Landscape effects

7.1 A site visit was carried out on 10th February weather was cold and mostly dry and clear with some light snow.

Local Landscape Character

7.2 There is potential for a significant adverse impact on the Broxted Farmland Plateau and wider Central Essex Farmland Landscape Character Areas with the scale of the development and the change of use from rural to urban covering such an extensive area.

The strategic Countryside Gap between Great Dunmow and Little Easton.

7.3 The proposed development would result in a significant adverse impact on the strategic gap between great Dunmow and Little Easton. The scale of the proposed built development at some 925m by 750m almost completely fills the strategic gap between the settlements of Gt Dunmow and Little Easton leaving a strip of only one field between the new residential area and Little Easton Conservation Area and listed buildings on Park Road as “retained open landscape character”. It would be effectively contiguous with Great Dunmow to the south, continuing on from approved (Barratts) development south of the brook and north of the B1256 and west of the town. Built development is however shown set-back just under 400m from Woodside Way leaving a green a gap with wetlands and attenuation basins and amenity grassland around Hoglands Wood with one field outside the site boundary.

7.4 It should be noted that the previous development proposals for the new settlement at Easton Park did not include development on this area and the land between Dunmow and Little Easton was left as an open countryside gap between the two settlements and designated as a country park.

7.5 The current Landsec 1200 homes proposal not only introduces housing on to a larger area of the sensitive countryside which forms the setting of Great Dunmow and Little Easton but if it were to be phase 1 of the larger garden Community then the land between the Garden Community and Great Dunmow becomes significant as an open landscape not only for its intrinsic countryside and wildlife value and as the setting for both historic communities and a recreational resource especially with questions raised by the Inspectors over the impact of the Easton Park Garden Community on mitigation measures for Hatfield Forest SSSI, but also as a strategic countryside gap between two sizable settlements.

7.6 Therefore, the review of the UDC spatial strategy for the Local Plan needs to take place before any development is approved on land east of High Wood Quarry between Great Dunmow and Little Easton.

The countryside setting and character of Great Dunmow.

7.7 The Great Dunmow Neighbourhood Plan stresses the importance of the countryside setting of Great Dunmow. The visual assessment shows that views from Woodside Way and the footpath are heavily screened by woodland and vegetation. However, the proposed development would result in the loss of the countryside setting to the west of Great Dunmow.

Impact on countryside

7.8 The development proposal would result in a loss of countryside counter to Policy S7. This issue was addressed in the refusal decision for the smaller proposal on this site, Application UTT13/1043/OP, the subsequent appeal and ruling from the Secretary of State.

“The Secretary of State agrees with the Inspector for the reasons given (IR 15.40-44) that overall the proposal would have a harmful effect on the landscape as a result of the loss of open fields and the impact on views. He further agrees with the Inspector that the proposals are contrary to LP policy S7, for the reasons set out at IR15.44.

The wildlife corridor and woodland sites

7.9 There is the potential for a significant adverse impact on the Wildlife Corridor as identified within the Great Dunmow Neighbourhood Plan Policy NE2 and its potential for future enhancement. The position of the proposed development mirrors that of the approved housing scheme south of the brook. This would leave only a narrow corridor with development and potential recreational and access pressure from north and south especially with the direct desire-lines to services and facilities in Great Dunmow from the proposed development. The access road also runs adjacent to High Wood further severing the corridor. The creation of safe routes to schools and shops would bring pressure for lighting and hard surfacing. The potential effects should be determined by the ecologists.

7.10 The proposal to connect to Great Dunmow using the public right of way network for safe routes to school and cycle and walking routes to connect to the town would require upgrading and alteration to the footpath and bridleway to provide hard surfaced routes which would alter the character of the rights of way and potentially result in adverse impact on the ancient woodland and SSSI at High Wood and the ancient Woodland at Hoglands Wood. Counter to GDNP Policy NE1 Identified Woodland Sites.

Potential Visual effects

8.1 A site visit was carried out on 10th February weather was cold and mostly dry and clear with some light snow. Representative viewpoints were identified from desk studies and confirmed on site. Photographs were taken in accordance with the Landscape Institutes GLVIA 3 Guidance. These are public viewpoints and represent views from roads and footpaths, from the Conservation Area and near to the listed buildings on Park Road. The viewpoints were identified from desk study and site survey. (See Appendix 7 Photographic Record and Representative Viewpoints.)

1 Looking west from the footpath PROW 18_15 alongside the B184 Woodside Way, opposite Woodlands Park Drive. The proposed development would be approximately 425m away. The view is well screened by planting and existing woodland and hedgerows along the B184 Woodside Way.

2 Looking southwest from the Saffron Trail footpath PROW 36_15 east of Hoglands House. Medium distance view to the proposed development some 430m away through a gap in the existing vegetation over the proposed open space.

3 Looking southwest from the footpath at Ravens Farm PROW 36_15 the proposed development is at a distance of approximately 100m.

5 Looking west southwest along the footpath PROW 36_15 the proposed development is adjacent to the footpath and directly in front of the view extending to fill almost the whole view of the plateau.

6 Looking back to the northeast from the footpath PROW 36_15 at location 5 to show the properties on Park Road at a distance of 430m from the edge of the proposed development.

7 Looking southeast to southwest from the footpath PROW 36_15 at the northern extreme of the development towards Ravens Farm and Hoglands. The proposed development would show a swath of new housing extending across the view on the right of the footpath and in front of Ravens Farm. The far edge of the proposed development extends to near the brook some 750 to the south. 8 Looking southeast from the bridleway PROW 36_23 opposite the Church at Little Easton on the edge of the Conservation Area. The proposed school buildings and playing fields are shown on the bridleway side of the trees which run along the ridgeline at a distance of some 180m from bridleway at the closest point and some 350m from the Conservation Area. A new woodland planting belt is proposed at some 200m from the viewpoint to screen views of development. Beyond the tree belt views from the bridleway across the school site would look towards the school buildings and the proposed housing visible through the trees along the ridgeline.

9 Looking south southeast from bridleway PROW 36_23 at the western corner of the proposed development into the housing area and further south over the approved “Barratt” residential development on the edge of Great Dunmow beyond the brook. The proposed development starts adjacent to the bridleway and extends for approximately 925m to the northwest to meet the footpath PROW36-15 at Ravens Farm.

10 Looking east southeast from bridleway PROW 36_23 at the western corner of the proposed development into the housing area. The proposed development runs adjacent to the bridleway. The new housing will completely cover the plateau in the foreground extending to Ravens Farm and beyond. Note that the recent housing along Woodlands Way is visible in the distance from this point.

11 Looking south from Park Road. The proposed development will be clearly visible at a distance of 265m on the skyline extending across the view from behind the copse on the right to the Ravens Farm on the left.

12 Looking south from Park Road down the drive and footpath PROW 36_16 to Ravens Farm and Hoglands. The proposed development would be on the high ground at a distance of 360m extending from the footpath at Ravens Farm to the right to meet the trees along the ridgeline. Woodland planting belts are proposed on the edge of the development these would need to mature before serving to screen new development near Park Road. Long views and the wider rural/countryside setting to Little Easton would be lost.

However, the land rises from the viewpoint at 84m AOD to the ridgeline which runs from 90m AOD up to 99m AOD at the corner of High Wood. The proposed development extends up to the ridge to sit in front of the existing trees. Even with the limited detail on building heights available at this early stage it seems unlikely that the proposed woodland planting belts would serve to screen the whole of the development area as it extends for some 900m up onto the higher ground.

13 Looking south west from Park Road near the houses and listed buildings. Ravens Farm is clearly visible. The proposed development would be visible just behind the trees at Ravens Farm extending to the right on the high ground at a distance of some 425m to meet the trees along the ridgeline.

14 Looking south from footpath PROW 19_20 near PROW 19-19 at Great Easton near the Church of St Giles and St John. These are long-distance view from some 2.2 km away over the rolling hills to the south. The proposed development would be visible on the high ground as a significant settlement.

Conclusions

9.1 There is the potential for a significant adverse impact on the Wildlife Corridor as identified within the Great Dunmow Neighbourhood Plan and its potential for future enhancement. The GDNP identifies the wildlife corridor as strategically important and valued within the landscape. The position of the proposed development mirrors that of the approved housing scheme south of the brook. This would leave only a narrow corridor with development and potential recreational and access pressure from north and south especially with the direct desire-lines to services and facilities in Great Dunmow from the proposed development. The access road also runs adjacent to High Wood further severing the corridor. The creation of safe routes to schools and shops would bring pressure for lighting and hard surfacing. The potential effects should be determined in an ecological assessment which should also take account of the potential recreational pressures of the larger settlement if allocated.

9.2 The initial visual appraisal shows that there will be significant adverse visual impact on the existing Public Rights of Way network with a loss of long views over the Broxted Plateau and wider countryside and urbanisation of rural views, loss of countryside character and loss of tranquillity. Currently the plateau offers a quiet tranquil rural setting to Little Easton with long views over the rolling countryside. Woodside Way is set at a distance on the lower ground and is well screened by woodland and plantations along its route. Only a small amount of new housing is visible at Great Dunmow thus preserving the character and tranquillity of the countryside.

• The proposed development runs immediately alongside bridleway PROW 36-23. Looking east, south-east from bridleway at the western corner, the new housing will completely cover the plateau in the foreground extending to Ravens Farm. Further north on the bridleway the school buildings will be apparent on the high ground as well as housing along the ridgeline behind and through the trees. • There will also be a significant adverse potential visual effect on footpath PROW 36-15 north of Ravens Farm with development and play facilities adjacent to the footpath creating an urban environment. • The new access road conflicts with footpath PROW 36-24 and it is unclear how this issue is resolved.

9.4 The proposal to connect to Great Dunmow using the public right of way network for safe routes to school and cycle and walking routes to connect to the town would require upgrading and alteration to the footpath and bridleway to provide hard surfaced routes which would alter the character of the rights of way and potentially result in adverse impact on the ancient woodland and SSSI at High Wood and the ancient Woodland at Hoglands Wood. The route along the Saffron Trail PROW 36_15 is not ideal as a walking and cycling route to schools and services. It passes through dense wet woodland at Hoglands Wood and requires crossing the B184 Woodlands Way.

9.5 The new development would increase the length of footpaths in the area but the character of these would no longer be rural but rather urban edge.

9.6 The introduction of such a largescale development on the plateau would significantly alter the character of the wider setting of the Conservation Area at Little Easton. Long views over the plateau and countryside would be lost. There would be the potential for significant adverse visual impact in the short to medium term from construction and new housing until the screening woodland was mature dependent on the phasing. The views from Park Road range from 84m AOD at the drive to Ravens Farm to 87m AOD near St Mary’s Church and the Conservation Area. The proposed housing extends on to the highest ground at 99m AOD. The centre of the proposed development with taller 3 storey development would sit between the 90m and 95m contours at a distance of some 650m away. There is the potential for the housing to be visible from Park Road even with the introduction of a woodland belt some 200m from the viewpoints. The tranquillity of the setting of the Conservation Area would also be lost with increased noise and activity from the school and recreational use of the footpaths from the new residential area.

9.7 The Great Dunmow Neighbourhood Plan stresses the importance of the countryside setting of Great Dunmow. Views from the B184 Woodside Way and the parallel footpath are well screened by the existing trees and woodland at Hoglands Wood and by woodland planting along the road. Views from passing traffic along Woodlands Way B184 are further restricted by the level of the road and raised embankments on the western side. The development would have little visual impact on views from the Woodland Way and the parallel footpath. However, the taller properties at Woodlands Park Drive are visible from footpath PROW 36_15 near Ravens Farm and so would have views towards the development from upper rooms.

9.8 The development proposal would result in a loss of countryside contrary to Local Plan Policy S7. This issue was addressed in the refusal decision for the smaller proposal on this site, Application UTT13/1043/OP, the subsequent appeal and ruling from the Secretary of State.

9.9 There is potential for a significant adverse Impact on the Broxted Farmland Plateau and wider Central Essex Farmland Landscape Character Areas with the scale of the development and the change of use from rural to urban covering such an extensive area. The open nature of the skyline of higher areas of plateau is considered “visually sensitive, with new development potentially visible within expansive views across the plateau”. Overall, this character area is assessed as having a “moderate to high sensitivity to change”. The Local landscape B10 Broxted Farmland Plateau proposed landscape strategy objectives are to Conserve this landscape, through “seeking to protect and enhance positive features that are essential in contributing to local distinctiveness and sense of place through effective planning and positive land management measures”. The suggested landscape planning guidelines seek to “conserve the rural character of the area” and “ensure that any new development responds to historic settlement pattern, especially scale and density.” The scale and coverage of the proposed development is at odds with the assessment and guidance.

9.10 The development would result in the loss of high-grade agricultural land. Intensive arable farming by its nature does not support biodiversity. Whilst much of the site will be lost to built development and infrastructure, the inclusion of wetlands with the need for sustainable drainage and areas of meadow and new woodland planting around the development will be enable the proposal to demonstrate a net gain in biodiversity.

9.11 The proposed development would result in a significant adverse impact on the strategic gap between great Dunmow and Little Easton. The scale of the proposed built development at some 925m by 750m almost completely fills the strategic gap between the settlements of Gt Dunmow and Little Easton leaving a strip of only one field between the new residential area and Little Easton Conservation Area and listed buildings on Park Road as “retained open landscape character”. It would be effectively contiguous with Great Dunmow to the south, continuing on from approved (Barratts) development south of the brook and north of the B1256 and west of the town. Built development is however shown set-back just under 400m from Woodside Way leaving a green a gap with wetlands and attenuation basins and amenity grassland around Hoglands Wood with one field outside the site boundary.

9.12 It should be noted that the previous development proposal for new settlement at Easton Park did not include development on this area of land between Dunmow and Little Easton and left an open countryside gap between the two settlements designating the area as a country park.

9.13 The current Landsec 1200 homes proposal not only introduces more housing than the dismissed UTT13/2043/OP application on to a larger area of the sensitive countryside which forms the setting of Great Dunmow and Little Easton but if it were to be phase 1 of the Garden Community then the land between the Garden Community and Great Dunmow also becomes significant as an open landscape not only for its intrinsic countryside and wildlife value and as the setting for both historic communities and but also as a strategic countryside gap between two sizable settlements and a recreational resource for a large community. The open land would also be important given the questions raised by the Inspectors over the impact of the Easton Park Garden Community on for Hatfield Forest SSSI and the need for mitigation measures.

9.14 It is therefore considered that, the review of the UDC spatial strategy for the Local Plan needs to take place before any development is considered on land east of High Wood Quarry between Great Dunmow and Little Easton.

9.15 The proposal for 1200 homes as a potential part of a larger Garden Community raises fundamental questions regarding good practice in urban design in terms of its location and relationship with Great Dunmow. The proposal neither sets itself up as a sustainable settlement providing a full range of facilities for residents leaving a clear strategic gap to the next settlement nor does it represent a sustainable urban extension with good connections and accessibility to integrate and contribute to the town as a whole.

9.16 The 1200 homes proposal has a poor relationship with the town centre and poor safe routes to school. These factors would affect the social sustainability of the proposal with a lack of wider facilities and poor access to the other residential areas in the town, secondary schools and town centre social activities, sports and facilities.

9.17 It is considered that the review of the UDC spatial strategy for the new Local Plan needs to take place before any development is considered on land east of High Wood Quarry between Great Dunmow and Little Easton. As shown the principle of the 1200 homes becoming part of a Garden Community at a later date is considered fundamentally flawed.

9.18 Little Easton Neighbourhood Plan has the opportunity to provide landscape policy guidance on land east of Highwood Quarry in line with national policies.

Appendices

1 The Masterplan and Location Plan from Landsec presentation January 2021

2 The Landsec Scoping Report Chapter 3 Landscape and Views

3 GDNP Wildlife Corridors

4 The Landscape Strategy Masterplan for UTT13/ 1043/OP

5 Easton Park New Settlement (UDC draft Local Plan 2019)

6 Context Plans - Landsec presentation January 2021 and Land at Easton Park UDC Landscape & Visual Appraisal report Chris Blandford 2017).

7 Photographic Record and Representative Viewpoints.

Sophie O’Hara Smith - Sophie Smith Ltd, 5 Broad Green, Cheveley, Cambridge, CB8 9RD 5. Landscape & Green Space

Sustainability is core to the landscape strategy for the site and throughout the scheme we propose to open and link areas of previously inaccessible green space for the enjoyment of new and existing residents alike.

The existing ancient woodland on A central park is proposed to provide a green heart to the development, with space for a bandstand the site will be protected by a buffer and large lawns for community events and zone likely to be formed by a border gatherings. of scrub planting. The creation and implementation of a carefully In the north east of the site, the green space will provide areas for recreational opportunities that considered management plan will could include a woodland adventure trail, an also help ensure the long-term informal bike trail and areas for community food preservation of the woodland. gardens.

The provision of green space along with woodland The area around the new homes will include planting will act as a natural buffer between the enhanced ecology areas and wetlands along with northern edge of the built area and Little Easton wildflower meadows. These spaces could serve and Park Road. manyAppendix different 1 The uses Landsec including 1200 homes play areas, masterplan sports 2021 pitches and allotments.

11 1. Central Park 11 2. Country Park 3 8 11 3. Protected Landscape 4. The Farm

10 5. Wetlands and Attenuation Basins 21 3 10 14 10 6. Wildflower Meadows 10 8 5 13 7. Park Loop 7 15 5 3 5 8. Saffron Trail 2 16 13 7 9. The Avenue 12 5 10. New Woodland Planting 9 4 11. Potential Connections Out 6 8 11 12. Green Links 17 10 7 13. Play Facilities 18 12 12 14. Bike Trail 20 1 13 15. Skate Park/Teen Play 6 19 13 5 16. Pitches 12 17. Primary School

12 18. Local Centre 7 19. Band Stand 12

11 20. Central Lawn – A space for outdoor 11 5 events 7 11 21. Allotments/Community Food Growing

13 21 11 6 11

Indicative Landscape Masterplan Site Location from The Landsec Presentation 2021 Site Location

Great Easton

B184 Molehill Green

Little Easton ay W e d Stansted i s

Airport d

A120 Great West of Dunmow Woodside Way (Barratt)

Takeley B1256 Appendix 2 The Landsec Scoping Report 2021 Chapter 3 Landscape and Views

Land East of Highwood Quarry Landscape and View Land East of Highwood Quarry Landscape and View

3 LANDSCAPE AND VIEWS 3.7 The site is bounded to the north-west by the Little Easton Conservation Area, and the Gardens of Easton Lodge Registered Park and Garden is located approximately 950m north-west of the

site. 3.1 An assessment will be undertaken of the likely significant effects of the proposed development

on the environment with respect to landscape and visual effects. 3.8 At a national level, the site is located within National Character Area 86: South Suffolk and

North Essex Clayland. In the Essex County Landscape Character Assessment, the site is Baseline encompassed by Landscape Character Areas B1: Central Essex Farmland and C5: Chelmer

Valley, while at a local level, the site is within Landscape Character Area B10: Broxted 3.2 The site encompasses a broad area of agricultural land between the settlements of Great Farmland Plateau and A6 Upper Chelmer Valley. The characteristics and guidance set out at Dunmow and Little Easton, bounded by Park Road to the north, Woodside Way to the east in published landscape character assessments at all levels will be taken into account as part and a mineral extraction facility to the west. The southern boundary is delineated by of the LVIA. hedgerow, with a further parcel of agricultural land separating the site from the B1256,

approximately 70m further south. The site comprises several irregular shaped agricultural Approach fields of different sizes,

3.9 The assessment will be undertaken in accordance with Landscape Institute and Institute of 3.3 The existing settlements of Great Dunmow and Little Easton are located within the local Environmental Management and Assessment, ‘Guidelines for Landscape and Visual Impact landscape to the south-east and to the north-west of the site respectively, with Little Canfield Assessment’ (Third Edition, 2013) and will provide a review of the existing landscape planning situated on the B1256 approximately 1.5km west of the site. There are numerous small areas policy context, published sources of landscape character and visual appraisal of the study of existing settlement interspersed within the wider landscape, including Great Easton, Little area and an assessment of the potential landscape and visual effects of the proposed Canfield and Canfield End. There is also a cluster of warehouses and industrial buildings development, both at the construction and operational phases. located at Hale Farm, approximately 1.2kmm south of the site.

3.10 Baseline information for the study area will be collated, which will include topography, 3.4 The site occupies undulating elevated land on the western side of the valley of the River landscape planning policy designations, published sources of landscape character, heritage Chelmer, which runs on a course approximately 400m north-east of the site. Site levels rise considerations (e.g. Conservation Areas), representative views from selected photograph markedly from east to west. A series of smaller watercourses drain into the River Chelmer, viewpoints and any other relevant information. including one which flows through the site in a north-easterly direction, its valley contributing

to the undulating character of the land. 3.11 The baseline appraisal will be based on the year 2020, with the assessment of effects

considered during construction; on completion and 15 years thereafter. The assessment will 3.5 The overriding vegetation pattern is primarily characterised by scattered blocks of woodland, take account of the seasonal variation in visual characteristics. often ancient, and occasional tree belts following watercourses. These include, most notably,

Hoglands Wood within the eastern boundary, and High Wood, adjacent to the south-western 3.12 In accordance with current good practice, this assessment will address landscape and visual boundary. Field boundaries are typically partially denuded, or in some cases extinguished effects as separate issues. Landscape effects relate to both the effect on the physical features through the consolidation of historic field patterns. However, mature hedgerows remain on a of the site, and on the landscape character of the site and surrounding area. Visual effects number of field boundaries within the site and in the wider landscape. relate to typical views of the proposed development from the surrounding area.

3.6 The landscape surrounding the site is well served by network of Public Rights of Way (PRoW), 3.13 A list of representative viewpoints for assessment would be agreed with the landscape officer most notably including the Saffron Trail National Trail, which extends on a north-west to but is likely to be representative of the following visual receptors: south-east alignment through the site itself.

15576/A5/EIAScoping 8 December 2020 15576/A5/EIAScoping 9 December 2020 Appendix 3 GDNP Wildlife Corridors

Land East of Highwood Quarry Landscape and View Wildlife Corridors (Fig. 9)

 People using PRoW in the local landscape;  People working at local businesses and farms who are likely to have views of the proposed development;  People travelling along local roads; and  Fixed residential receptors who are likely to have views of the proposed development.

3.14 In summary, the assessment will:

 Define the study area for the site, identifying key landscape receptors and separately, key visual receptors and their typical/representative views to be used for the visual impact assessment;  Assess the value, susceptibility to change and overall sensitivity of the landscape and visual receptors (the receiving environment);  Assess the magnitude of landscape and visual effects;  Assess the significance of landscape and visual effects;  Identify ways in which adverse effects on landscape and/or visual amenity could be avoided or reduced and consider requirements for any mitigation measures;  Summarise any residual effects following mitigation; and  Identify the likely cumulative effects of any known developments.

Summary

3.15 Table 3.1 summarises the landscape and visual receptors identified for inclusion in the assessment.

Table 3.1: Landscape and Views Receptor Effects Scoped In Typical views from publicly accessible locations, Visual effects on users  including roads, footpaths and public open spaces Landscape features, including existing vegetation Landscape effects on the  landscape resource Landscape Character Effects on landscape  character areas Night time landscape character and views Effects on night time  landscape character and views

15576/A5/EIAScoping 10 December 2020

28 | GDNP

Appendix 4 The Landscape Strategy masterplan for UTT13/1043/OP

The scaling of this drawing cannot be assured Revision Date Drn Ckd - --- N LEGEND

Landscape Zones

1. Town Park 11. Tree-lined secondary routes Application Site Boundary A mosaic of informal and formal open space within Secondary routes will separate parcels of proposed a linear town park. Informal areas of open space, development, maintain links with surrounding open with a naturalistic character, will be associated space and connecting the main tree lined route. These with the interface with woodland, boundary routes will feature avenues of locally appropriate vegetation and the transition with the rural, open semi-mature trees. countryside. A more formal parkland character including areas of amenity grassland and play areas will be located closer to development edge. 12. Green link corridor Provision for sports pitches will be provided. A strong green link will be provide between Broomhills/ Retained existing tree and hedgerow planting is Hoglands Wood, through the town park and enhanced and reinforced with new planting to community hub and to the northern part of the site, to create and define a variety of open spaces. promote connectivity within the development and a green link across this part of the Site.

2. Community Gardens Additional Existing and Proposed Landscape Features Areas of orchards, allotments and food production, will be set within a strong landscape framework and provide an important space for bringing the community Existing and enhanced woodland 3 together and developing a sustainable neighbourhood. 4 12 4 3 3. Arable Farmland Matrix Proposed structural woodland planting An open buffer of arable farmland will be interspersed 2 with a mix of grassland, scrub, ponds, hedgerows and trees, to maintain a sense of visual separation between new development, existing development and open Existing and enhanced hedgerows and tree 4 countryside, ensuring a rural character is maintained belts along this northern section. 9 Proposed tree-lined Gateway routes 4. 'Natural' wildflower meadow (naturalistic planting) An area of wildflower meadow will provide a strong naturalistic buffer and serve as an attractive and restful 2 open space in contrast to the adjacent built 7 development. This will provide an open space Proposed limited access 10 comprising colourful swathes of wildflower meadow 5 planting, with interspersed hedgerows and scattered trees. Public access will be restricted in parts, in order 6 to promote establishment and protection of woodland 1 and buffer planting. Away from these areas, mown Proposed SuDs corridors pathways will provide informal access.

8 5. Mixed use / community hub Proposed Swale routes The new community hub will be centred around the converted farm buildings at Ravens Farm which will be used for mixed use development, and set within an Ecological Target Notes 6 attractive setting. This will be created into a legible open space which interconnects surrounding open 11 Retained and enhanced species rich and 'important' 4 space and the wider landscape with the development, through streets, footpaths, and local greens. A picnic 1 hedgerows under ecological criteria of the Hedgerow area will provide a sociable space for people to meet Regulations 1997, providing green corridors and and enjoy the surroundings. Existing public rights of habitats for a range of biodiversity including foraging way which link Little Easton with Great Dunmow will and nesting habitat for birds and foraging and 10 commuting habitat for bats. 6 be enhanced. 6 Retained and enhanced arable farmland matrix, 9 6. Residential 2 providing a range of important habitats for a range 11 Residential areas will be interspersed with green open of biodiversity, predominantly summer and winter space, with existing and proposed trees and hedgerows bird species and brown hares. used to soften new development. Residential density allows for the provision of private open space for Provision of natural wildflower meadow and park, residents, as well as the use of high quality landscaping 3 providing a green corridor and habitats for a range of within semi-private and public spaces, including, street biodiversity including great crested newts, badgers, trees, linear open spaces, local greens, play areas and bats, birds, brown hares, invertebrates and reptiles. SuDS infrastructure. Enhanced hedgerow between High Wood SSSI and 4 Hoglands Wood LWS, providing a green corridor and 7. Education habitat for a range of biodiversity. A semi-informal green open space surrounding educational facilities and infrastructure, with a mix of Provision of SuDs with design of small areas play areas including both hard and soft landscape 5 (deepening's) of more permanent water features. features, and providing an attractive gathering area for Providing a natural access deterrent to Hoglands parents and setting for the school. wood LWS and creation of a matrix of aquatic habitats and tussocky long grass terrestrial habitats for great crested newts.

8. Green Finger Restricted access area of natural wildflower meadow This zone will be marked by enhanced retained providing an access deterrent to High Wood SSSI. hedgerows and tree corridor, which runs through the 6 centre of the development and connects to the town park in the south-east, forming a widened green Proposed woodland with restricted access, providing corridor through the development, and encompassing an access deterrent to High Wood SSSI, and habitat local green spaces, substantial SuDS green 7 for a range of biodiversity, predominantly brown infrastructure, including swales. This greenway space will define an area characterised by pedestrian and hares, badgers and birds. cycle priority.

9. Visual Buffer Retention of existing tree belts and hedgerows and enhancement of woodland structural planting will Figure 1A provide a strong visual buffer along the northern and western part of the Site, which will provide containment and screening to sensitive receptors along Project these edges. Planting along this buffer will create a strong landscape feature on the Site, and will include West of Great Dunmow semi-mature tree planting, shrub and understorey planting. Drawing Title Landscape Strategy Plan 10. Primary access - Main Tree lined Route A tree lined avenue will form the main route through Date Scale Drawn by Check by development, featuring a structural planting schemes 05.03.2013 1:10,000 @A1 ML/MS LT of locally appropriate semi-mature street tree species, within wide grass/planted verges, creating a setback Project No Drawing No Revision from primary access, and guiding views through the 15576 L110 - development. The route widens in places for more 50 150 250m generous footpath and pedestrian access. 0 100 200

Planning ● Master Planning & Urban Design Architecture ● Landscape Planning & Design ● Project Services Environmental & Sustainability Assessment ● Graphic Design

bartonwillmore.co.uk

Certificate FS 29637 Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279. K:\15000-15999\15500-15599\15576 - Easton Park\A4 - Dwgs & Registers\Landscape\15576 L110 Landscape Strategy.dwg - A1 Figure 1 Appendix 5 Easton Park New Settlement masterplan

Appendix 6 Context Plan from Land at Easton Park UDC Landscape & Visual Appraisal report Chris Blandford 2017

75m 75m

90m

Path Path Path 90m Path 85m 85m Simpkins Simpkins

85m

Path 84m 80mPath 84m 80m 85m Field Field 66m 66m 75m 75m Polly's Polly's

Track Track Abbey Abbey

E E Farm Farm 80m

113m 113m The Maltings The Maltings 65m FB 65m FB The Breach Farm80m The Breach Farm Malting Bridge Malting Bridge (remains of) (remains of) Barnard's GREAT EASTONBarnard's CP GREAT EASTONN CP N Kennels Kennels 90m 90m Path Path A A

(Cistercian founded 1153) (Cistercian founded 1153) Bridge Bridge L L

Drain Drain

H H 105m Wood Wood 105m

Path C Path C

80m The Grange The Grange80m

PW PW A A Track Track

Farm Farm Clerks Clerks E E

Sewage Sewage R R B B 85m Cottage Abbey Gates Cottage Abbey Gates 85m 91m 91m 95m 86m 86m 95m

Beds Beds Barnard Barnard

Leavalley Leavalley Grange Green PW Grange Green PW Issues Issues

95m

Lady Lady 95m 62m 62m Bridge Bridge 100m

Pledgdon Pledgdon 100m Path Path Cottages Tilty Cottages Tilty 85m Wood Wood Wood Wood Sinks Sinks 85m Issues Issues Issues Track Issues Track Path Path Issues Issues

87m 74m 87m 74m Track Track The The 90m Thatched Thatched Path Path 90m Drain Drain Path Path Abbeygates Abbeygates Cottage Cottage Barnards Barnards Drain Drain

77m 77m Farm Farm

Drain Drain Drain Drain 90m 96m Broxted Hall 96m Broxted Hall 90m Snowhill Snowhill

Path 107m Path 107m Cottage Cottage 94m 94m

75m Path Path Issues Issues 75m 95m Path Path Track Track 95m

99m 99m Track Track 107m 107m Timber Timber

Drain Drain 65m 65m Thatch Thatch 93m 93m 70m 70m Dow Wood Dow Wood Path Path Issues Issues Drain Drain The The Path Path Rise Rise Moat Moat 62m 62m KEY KEY Lashley Hall Lashley Hall Path The Dip Path The Dip 89m 89m

Spr Spr 65m 86m 90m 65m 86m 90m Snow Hill Snow Hill

Path Path Neville's Farm Neville's Farm

60m 60m Four Corner Four Corner

70m 70m Track Great Track Great

Path Path Spinney SpinneyTrack Track 70m 70m Abbotsmead Abbotsmead Rakefairs Rakefairs 107mApplegarth 107mApplegarth Moor End Moor End 80m 80m 85m 85m Bell Bell Drain DrainFarm Farm Homefield Homefield Mills 96m Mills 96m Drain Drain 93m Ayletts 93m Ayletts Goodfellows Goodfellows 98m 98m Nursery Nursery Millend Green Millend Green Track Track 97m 97m 94m 94m Site Boundary Site Boundary

Drain Drain 95m Drain Drain 95m Issues Track Issues Track 95m 95m Path Path Track 75mTrack 75m Mill House Mill House The Oaks The Oaks Drain Drain Path Path Track Track PH Cranes PH Cranes Rogers' Piece Rogers' Piece 107m 107m 94m 94m Goodfellows Goodfellows Colletia Colletia Tk Tk 99m 99m PH PH 61m 61m Little Little Farm Farm Rakefairs Rakefairs Track Track 111m 111m Track Track A A

N N 100m Brick End Brick End 100m 89m 89m 92m 92m D R D R E E Drain Drain Drain Drain Issues Great Easton Issues91m Fern Cottage Great Easton 91m Fern Cottage W W

C of E C of E S S Issues Issues 85m 85m 75m FB 75m FB Voluntary Aided Voluntary Aided F F 95m 95m A A (Track) (Track) Drain Drain

R R

80m 80m Track Track

105m 105m Primary School Primary SchoolIssues Tk Issues Tk 95m 95m

Little Little M M Existing Woodlands, Copses,Existing Orchard Woodlands, and Copses, Orchard and

Hall Hall Track Track Dunvegan Dunvegan L L 110m 110m Bullen's Bullen's A A

Issues Issues N N

90m 90m E E Drain FB Drain FB Issues Issues Path Drain Path Drain Glebe Farm Glebe Farm Tree Belts Tree Belts 111m 111m 90m 90m Chase House ChaseIss House Iss Drain Drain Drain Drain Eastend Lane Eastend Lane Track Track Drain Drain Drain Drain Track Track 113m 113m112m 112m Wilshers Andrews Wilshers Andrews Drain Track Drain Track 85m 85m 92m 92m Farm Farm Farm Farm

Drain Drain Path Path School School Drain Drain 109m 109m 80m 80m Villas Villas Drain Drain 100m 100m

81m 81m 90m 90m Hangman's Hangman's

Path Path Muscombs Muscombs R Hall R Hall Wood Wood E E 87m 87m 80m Depot Depot 80m Drain 110mDrain Dapifers110m Dapifers Cottages Cottages B B E E C C C C Spr A Spr A Ancient Woodland Ancient Woodland Track Track Track DrainTrack Path Drain Path River River Drain Drain War War 61m 61mE N D 85m Moat HouseE N D 85m Moat House 109m Garrolds B 109m Garrolds B Chelmer ChelmerE W E W 86m 86m H H Meml T A Meml T A Issues Issues R R Y Cottages Y Cottages Drain Drain Drain Drain O O House Iss House PW Motte Iss PW Motte Track Track Bigod's Wood Bigod's Wood Chelmer 83mChelmer 83m Muscombs Muscombs W W Issues PH Issues PH N N Drain Drain Moat Moat ' ' Track Track

S S Drain Drain 85m 85m E E

90m 90m 75m 75m The The

Eastend Wood Eastend Wood N N 76m 76m 95m 95m

El El D D Ppg Great Ppg Moat House Great Moat House Sinks Sinks

Sub Sta Sub Sta R R 65m Sta 65m Easton Sta Easton 80m Issues Issues 80m Playing Playing 98m 98m

O O 70m 70m 85m 85m Path Path 105m A 105m A Hall Hall Field Field 85m 85m B B D D 82m Foxholes 82m Foxholes 80m 80m Path Drain Path Drain Track Track R R Shepherd's Shepherd's Furrows Issues Furrows IssuesO O 82mDrain 82mDrain C C 93m 93m Hey Hey Rushy Rushy K K Drain Drain Great Easton Great Easton 79m 79m S S 107m 107m M M Existing Water Courses andExisting Features Water Courses and Features

Track Track 90m Mead90m Mead E Track Track E

A Pennyfield 77m Pennyfield 77m A

Track Track 87m 87m

D 104m 104m D Drain Drain 95m 95m Stonyfield Stonyfield Sks 63m Sks 63m 75m 75m Issues Issues Issues Issues

Woodgates End Woodgates End Ray's Ray's Track Track

Path Bridge Path Bridge 95m 95m

Drain Drain Woodgates Woodgates Croys Croys Kiffard's Kiffard's Leaselands Leaselands 105m

105m Drain E Drain E

Farm Farm N N South Grange South Grange Spring Spring Spring Spring 100m 100m A A Cox Hill Cox Hill 70m L L 70m Hill Hill 70m 70m

110m 110m R 8 R 8 Track Track Millfield Millfield E E

Drain Drain T T Path Path W W 80m 80m

A A Drain Drain

Stumpers Stumpers Cottage Cottage Track Track W W Track Track

75m

Nursery Nursery 75m Track Track The The Hill Farm Hill Farm 75m 75m 75m Path Path 75m 65m 65m The The Spinney Drain Spinney Drain

90m 90mRidley Ridley

Castle Castle Grove Grove Drain Drain 20m 20m Track Track Contours/Spot Heights (MetresContours/Spot AOD) Heights (Metres AOD)

London London Knowles Knowles 72m Cherith 72m Cherith Track Track Drain Drain

Farm Farm Pages Pages Wood Wood

House House 65m

Stansted Stansted Drain Drain 65m Nettle Spring Nettle Spring+ + Sewage Sewage B184 B184 80m Airport Airport Chapel End Chapel End 80m

108m 108m 107m 107m 106m 106m Works 65m Works 65m

100m 100m B184 B184

Eastend Long Reach Eastend Long Reach Issues Issues 65m 65m Path Path

65m Brown's End Brown's End 65m

Wood Wood B B 75m 75m Track Track

Chapel Chapel R R

109m 109mChapel Chapel 106m Track 106m Track 75m 75m Ridley Wood Ridley Wood Track Cottage Track O Cottage O Kings Kings FB FB 80m

End Cottage End Cottage W W 80m Sewage Sewage

N N Barn Barn

' ' Nettle Nettle

PW PW S S Works Works 95m 95m 60m 80m 80m Farm Farm 60m E E Issues Issues

Path Path Little Little Spring Spring Iss Iss N N

75m D D 75m Maylands Maylands 67m 67m Great Easton Issues Great Easton Issues Path Path 106m 106m Tk Tk 80m 80m Issues Issues Allot Allot 105m 105m Drain Drain R R King's Farm King's Farm 94m 94m Gdns Gdns O O The The Manor Manor Molehill Green Molehill Green A D 93m A D Willows 93m Willows 90m 90m Track Track Public Rights of Way Public Rights of Way Track Track Bigods Hall Track Bigods Hall Track

72m 72m Track Track

Molehill Green Molehill Green Track Track Farm Cottages Farm Cottages

80m 80m

65m Broxted Broxted 65m 70m

Cottages Cottages Iss Baldwins Iss Baldwins 70m Easton Farm Easton Farm Hill Hill White House White House Philipland Philipland Bigods Hall Bigods Hall DrainDrain DrainDrain Pritchett's PH Pritchett's Farm PH Farm Path Path

Murrayfield Murrayfield Wood Wood Sinks Sinks

70m Spring Spring Swan Swan 70m 79m Track 79mFarm Track Farm Track Track

Farm Farm Perryfields Perryfields

Track Track Farm Farm 68m 68m New New 85m Iss Iss 85m

Sunny Sunny The The Issues Issues S S The The W Farm W Farm 85m Drain C H Drain C H Hollies Hollies 85m View O O View O O Middlefield Middlefield Flemings Hill Flemings Hill L L Path Path Gorse Gorse 75m 75m Drain Drain L L Chelmers Chelmers Murrayfield A N MurrayfieldRoseleigh A N Roseleigh Farm Farm

E E Wood 102m Wood 102m

Drain Drain Grange Track Grange Track 75m

El 109m El 75m 85m House 85m House Drain Drain

Sub Sta Sub Sta 109m Issues Issues 90m 100m 100m Path 90m Path

W W Sustrans Cycle Route Sustrans Cycle Route

Drain Drain

Carters Carters 97m 97m

90m Path Path Ford Ford Path Path 90m 80m 94m 94m 80m 81m 81m Farm Farm Bigods Bigods The Lays The Lays 73m 73m Sinks Sinks Ivy Cottage Ivy Cottage Maysland Maysland 102mThe 102mThe 103m Track 103m Track Hall Hall Cottages Cottages Rockies Rockies Drain Drain Middlefield Middlefield Round Round Fleck Fleck Track 70m 69mTrack 70m 69m Path Path The The Track Track Wood Wood Perryfield House Perryfield House Bridge Bridge Drain Drain Ponds Ponds Granary Granary Path Path Plowlands Plowlands Sluice Sluice 89m 89m Path Path Drain Drain Drain Drain Broxted Common Broxted Common Weir Weir 91m 91m Drain Drain W W 65m 65m W W Wood Wood Bush Wood Bush Wood The The Spike Spike

Path Path Grove Grove

Track Track House House

80m 80m 85m 85m 95m 95m Maysland Maysland Football 83m Football 83m Path Path Path Path Ground Ground Path Path 90m 90m Cycle Route Cycle Route Football Football Issues Issues Ground Ground Drain Drain 90m 93m Dunmow Farm 90m 93m Dunmow Farm 105m Drain 105m Drain Drain Drain 75m 75m Cottages Cottages Pav Pav Path Path Tk Tk Path Path E 60mE 60m Drain Drain N N L A L A Drain Drain 107m 107m BE BE 70m 70m E E Mast Mast L L G G Brookend Brookend The Track The 71mTrack 71m

BUTCHERS P BUTCHERS P

Old Laundry Old Laundry

Path Path

60m Track Track 60m 85m

58m 58m 85m Oak Oak Issues Issues

100m Path Path 100m

101m 101m Pav Pav 65m 65m PH PH 65m B1 B1 65m 85m 85m Molehill Green Molehill Green Reservoir Sports Reservoir Sports Issues Issues Brookend Brookend D D Roundabout Roundabout A A Path Path O O Drain Drain Conservation Areas Conservation Areas Lodge Lodge Ground R Ground R Car Car Easton Easton R R 82m O 82m O Park Park Grange Grange Hall AN Hall AN 85m Path 85m M Path Willow M Willow 87m 87m Maples Maples FB Creek FB Creek 109m 109m Car Car D D 60m 60m 101m 101m U U Cottage Cottage C K C K Park Park S TRE E T Stud S TRE E T Drain Stud Drain Old House Old House Issues Issues Little Easton Little Easton 63m 63m

Issues Issues GOREFIELD ROAD GOREFIELD ROAD Y New Mead Y New Mead Drain Drain Warwick Warwick Sl Sl Path Path 80m Marks 80m A Marks A 75m 75m W W House House Hotel Hotel Farm D Farm D 99m 99m A A Mill End ElmbridgeMill End Elmbridge Broadway Broadway 1e 1e Issues Issues O O 94m 94m R House R House 56m Mill 56m Mill 108m 108m B B Easton EastonPath Path Green Green 79m 79m 75m 75m E E Waltham Hall Waltham Hall Bowyers Bridge Bowyers Bridge 1s 1s Glebe Glebe Valley 58m Valley 58m H H Listed Buildings Listed Buildings T T Monorail Gorefield Monorail Gorefield Cottage Cottage Roundabout Roundabout Waltham Waltham Church Pond Church Pond Hall Hall 80m Long Pond 80m Long Pond Elmbridge Elmbridge Little Little Lower The 70m Lower The 70m Rose Cottage Rose Cottage Cottages Grange Cottages Path Grange Path Path PathFarm Farm 69m 69m Hall Hay Loft Hall Hay Loft Car Park Car Park 96m 96m Boat Boat 90m 90m

Track River Track River House House Green Lane Cart Green Lane Cart

Drain Drain 98m 98m 60m 60m Lodge Lodge 104m 104m Bowyer's Chelmer Bowyer's Chelmer Issues Issues 73m 73m 56m 56m Rose Rose Drain Drain Bridge (Track) Bridge (Track) Cottage Cottage Great Great LANE LANE

Path Path 60m 65m 60m 65m

The The Pond Pond

65m Path Path 65m

Terminal Terminal Track Track 70m

Grange Grange 86m 86m 70m

BIGODS BIGODS Elms Elms 75m 75m Farm Farm Fantasia Fantasia Weir Weir Scheduled Monument Scheduled Monument 106m 106m PathPath PathPath House House Pond Pond 85m 85m Coach Issues Coach Issues 85m 85m TERMINAL ROAD NORTH TERMINAL ROAD NORTH Moat Moat Sta Sta 96m 96m 84m 84m 7 7 Little Easton R O A D Little Easton R O A D Walthams Walthams A R K A R K COBBS LANE COBBS LANE P P Grange Grange 81m Manor 81m Manor Diamond Diamond Path Path Cottage Cottage Willows Willows Lodge Lodge Horse Horse Spr PW Spr PW Graces Graces

Cottages Cottages Path Pond Path Pond

Track Track

TERMINAL ROAD SOUTH TERMINAL ROAD SOUTH Wood Wood 55m 87m 87m 55m Little Newlands Little Newlands 91m 91m Rec Rec Broadway Broadway Weirs Weirs

Car Car Wood Wood 2n Path 2n Path Cottage Cottage

Dormers Dormers

Park Park Registered Parks and GardensRegistered Parks and Gardens 60m 60m 65m

106m 106m Pp Ho Pp Ho 54m65m 54m

80m 80m Mill End Mill End Drain Drain 9 9 Path Path Track Track C5 C5 Gauging Weir Gauging Weir Drain Drain 98m W 98m W 85m 85m 80m 80m FB Issues FB Issues Mast Mast 103mIss 103mIss Fish Fish Issues Pond Issues Pond

Spreads Spreads 73m 73m 75m 75m

70m Frederick's Frederick's70m Parsonage Parsonage 70m 70m

2s 2s Spring Spring Farm Farm 75m Path Path 75m Crouches Crouches Path Issues Path Issues Sites of Special Scientific InterestSites of Special Scientific Interest Issues Issues Path Path

Ravens Ravens

LITTLE EASTON CP LITTLE EASTON CP 55m 55m

Cottage Cottage Parsonage Parsonage

65m

Track Track The The 65m

90m

The Fox The Fox 87m 90m 87m 60m 60m

Downs Downs Crouches Crouches

75m 105m 105m 75m

70m 64m 64m 70m 75m 75m Parsonage Parsonage Farm 80m Farm 80m Path Path Bury 104mDrain Bury 104mDrain 78m Hoglands 78m Hoglands Weir Weir Villas 102m Villas 102m Ravens Ravens

Walnut Tree Walnut Tree Track Helena RomanesTrack Helena Romanes

Seven Acre Seven Acre Farm Farm Depot Depot Markshill Markshill

Cottage Cottage School School Car Car

95m Wood Wood Path Path 95m Wood Wood

and Sixth Form Cen and Sixth Form Cen Park Park Path Path

100m Park 100m Park W W PW PW Easton Easton Leisure Leisure View View View Lower Bamber's Green (Track) View Lower Bamber's Green (Track) Path Path Centre PH Centre PH Resr Resr Country Park Country Park Drain Old Drain Old

Thatch Thatch Newton Hall Newton Hall Vic Vic

Tk Tk Newton Hall Newton Hall 95m Bury Bury 95m Cottages Cottages

Farm Farm Path W Path W 79m 79m (Flitch Way) (Flitch Way)

90m 90m Path Path

T N D T N D Merks Hill Merks Hill 80m 80m E E

Track Track E H E H Issues Issues B E C B E C Cottages Cottages 85m 85m R R E A C H U E A C H U Merks Hall Merks Hall 97m 97m U R U R M M O O Farm Farm Sheering Sheering N ST N ST Iss Iss 94m 94m Track Track 82m 81m 82m T81m T Issues Issues Drain Drain Y Y Hall Hall H H S H H S

I Weir D E I Weir D E Moat Moat A A T T Drain Drain L C L C L L Drain Drain R R W W PH PH Broomhills Broomhills U M U M 83m 83m C H C H E E Orchard Tk Orchard Tk B1057 U B1057 U D D N N

I I 63m 63m B184 B184 House House

Path Path D D Merks Hill 64m Merks Hill 64m S S FB

Spring Spring W FB W S S

D D Wood Wood O O 85m Lodge The Lodge The 85m F F O O I I 86m 86m E E

W W L L

Hoppit Hoppit Path Path Path Path Drain Drain D D Tk Tk S S Merks Merks 95m 95m Development Limits Development Limits Hoglands Hoglands Church End Church End Hall Hall

Workings Workings

Bamber's Bamber's Brick Kiln Brick Kiln

River Roding River Roding Wood Wood T T (disused) (disused)

H H Farm Farm 90m Green Green 91m 91m Gravel and Sand Pit Gravel and Sand Pit 90m E E

Wits End Wits End C C

TAKELEY CP TAKELEY CP A A E E Track Mast Track Mast IC L IC L 99m 99m A U A U B Path B Path Track Track M S BE R M S BE R 103m 103m E S E Recreation S Recreation R R E A E A E E 69m 69m A A H H Tk Tk D L D L Drain Drain T P W T GroundP W Ground

O O

I B I B Y A Y A E

Issues Issues EL A D EL A D E

M RO M RO P R R

E Reservoir Reservoir C C

E E

H H H M M H

LAN Tower House LAN Tower House T Spr Spr T T T

Fanns Fanns B B

R R

Highgate Highgate N L N L S S 95m 95m O Path O Path E H E E H E A C O A C O D D House House 99m 99m D ES D ES Drain Drain Homelye Wood Homelye Wood L M L M Path Path C R S E C R S E N N Fanns Wood Fanns Wood Y LO S Y LO SPav Pav L L U U R Y C R Y C R Iss R Iss 6 6 M M E E Drain Drain WO WO Countryside Protection ZoneCountryside Protection Zone HH HH COPPIC COPPIC D D Path Path C A C A Z Z E E

E C E C Issues Issues ODLANDS PARK DRIVE L ODLANDS PARK DRIVE L

Collects Collects

100m 100m E C E C ST ST 95m 95m Canfield Canfield 61m 61m 3 3 A Y A Y W W Spring Spring Y Y E E Track Track

92m 92m G OD F R G OD F R

Path Path 70m 75m 70m 75m Y S Y S 80m 80m 87m AY AY St Edmunds 60m 65m St Edmunds 60m 65m 90m 87m 90m A N A N 91m 91m W N W N 85m 85m R W R W Track Track DRIVE E DRIVE O E 55mCroft O 55mCroft F N S F N S A W A O R W O R

I L E I L E AN W O R Y AN W O R Y Path Path B A B A

D C D T D C D T

R CI R M

Lodge Lodge LA M LA Stone Stone 95m 95m E H E H

A RO S A E RO S E L L

CON

NE H CON NE H C C

RO RO 65m S T S T 65m AC AC S S Track Hall Track Hall E E L L T T L L Drain Drain 94m WAY94m M HWAYE T T M H E T T HE I HE I High High LOW R A D Liby LOW R R A Path D Liby R Path OAD O OAD M O M M M

WIL WIL T E E T E E Warish Hall Warish Hall RY W RY W D D S S N A N A

Wood Wood S S I N I N

P P P P L L

W A W A C C W W

Farm Farm H Y MAPLE H Y MAPLE Doctor's Doctor's

R R T T R

C C R Spr Spr

R R I Hill View Hill View

96m 96m E Windy Windy

A A S

C Country Wildlife Site withinCountry the Site Wildlife Site within the Site L L E N U N U E I I

N N T Riding Riding T N N C C Pond Pond Path Path Sl Path Sl Path Ridge Ridge 97m 97m E E Nurseries Nurseries E E S G S G W W E E Stansted Stansted School School Drain Drain O S O S A Y PR A Y PR L Ford L Ford

C E S C E S D G R D G R C C

S C S C O A O V

V O M O M

R R

L S V L S

E Court Court TS TS E

E E D D

E A Y Path A Y Path Farm Farm R O A R O A

Track Track Track Track W W D E E E E

N N R R

Issues Issues N 63m 63m T T

Path Path I N I N

R WA A WA FB A FB R R A R A 80m

Path Path E 80m E B B

U U S S

U U

A Frogs Frogs EEN EEN A

N R N R 100m 100m R R 76m 76m

E G E G T T

W E N E A N A W

O O H H E E

D Hall Hall T Allot Gdns D L T G Allot Gdns L G L I L I D D Gussetts Gussetts W W K N K N I I The Avenue The Avenue DRIVE E DRIVE Y E A Y A S Pav Sinks S Pav Sinks N N Path Path N R N PW R R I V E R PW Hotel R I V E R Stane StreetHotel Stane Street PARK PARK E E 87m A 87m A WOOD ANDS WOOD ANDS B184 B184 FB FB L L M Hall M Hall51m 51m ROMAN ROAD ROMAN ROAD Warish Warish HOLM HOLM E E E E C EMusE C Mus

B I L O U R S B I L O U R S Cricket Cricket (course of) (course of)

Hall Hall High Wood High Wood J U 79mT O J U 79mT O 91m 91m R R FB FB Ground Ground Path Path Superstore Superstore C S C S 95m 95m Track Track R D R D G G A Y F I E L A Y F I E L R E R E N E DELL N E DELL (Track) (Track) L A L A Tk Tk Issues Issues D L L D L L Moat Moat E A E M I A M I 104m 104m N O N W O W Important Woodland withinImportant and adjacent Woodland within and adjacent H H Track Track R I T R I T E E 96m 96m L L School SchoolD D Moat Moat A A E Spreads E Spreads

R F R F R R D

O O D Drain Drain S D R S D R N O N O M Path D 52mM Path D 52m F F L D L WillowD Willow Sta T Sta R T A R A E T E T N N E O E O R C R R C R R R I E R I E R Drain Drain O O Car Car V I V I Farm Farm to the Site to the Site 71m E 71m E 4n 4nPath Path T H T V H E E V E E S Car Pk S Car Pk E E E E M ER E M R D D E Q Pk E Q L Pk L A A U ER T U ER T T T R O R O S L A H E S L A N H E N

ERF C ERF C R D R D N N I I 86m Little 86m Little O O E E A A F F Track Track R T R T Liby R Liby R Oldhouse Oldhouse T O T O Dunmow ANGEL L Dunmow ANGELB L B Canfield Canfield S S NT NT

B1256 HIGH STILE B1256 HIGH STILE Villas Villas E E

Parker's Parker's St Mary's T S St Mary's T S

T Folly Farm Folly Farm T Hall Hall PW S CL PW S CL

98m 98m 83m 83m Path Path A Farm Farm Prim Sch Prim Sch A

95m 95m War ER War ER N Drain Drain V N V Drain Drain Canada Canada Meml W EA Iss Meml W EA Iss Iss Iss AL GILDERS AL GILDERS Cottages Cottages D H D H LS WA LS WA H R H I R GREATI GREAT Landscape Character AreasLandscape Character Areas I U M S I G U M S G MARSH MARSH G G H H Stagg's H Stagg's H Drain Drain S S 90m 90m T T S M S M R R

Maggotts Maggotts Farm O Farm O E E Y Path Path Y U E U E E E A A T T RO RO 95m 95m T T

Cottages Cottages

H D H D

AD 88m 88m

O PO 64m DUNMOWPO 64m DUNMOW S S A120 SAFF SAFF A120 EL D EL D National Landscape CharacterNational Profiles: Landscape Character Profiles:

V IG H FI V IG H FI

W 90m 90m H W H S ROAD S ROAD I I Prior's Wood Prior's Wood TE TE E E Dunmow Dunmow RON RON Stane Street Stane Street W W T T Track Track B1256 B1256 E ParkE Park

85m 85m O O BURGAT BURGAT A A WAY WAY Track Track 79m TRE 79m TRE The entire study area is withinThe entireArea 86: study South area Suffolk is within and Area 86: South Suffolk and Path Path K K A120 A120 ROMAN ROAD ROMAN ROAD S S T T S P T T S P Collects Collects R R A R N E A R N E R MSEY DR R MSEY DR (course of) (course of) D S Hall D S Hall G A G A FARMER CL N D FARMER CL N D 96m 96m I E L O I E L O Track Track 4s 4s PR IN G F PW PR IN G F PW PTO PTO 87m 87m S S Y Y M A M A R R T T Path Path

HA R HA R D D S S A120 A120 H H

Pp Pp NEW E NEW E O O Issues Issues Track Track PW A PW A North Essex Clayland North Essex Clayland The The (Path) (Path) V Oakroyd V Oakroyd N N Issues Issues Ho T H R O A D Ho T H R O A D A E A E NOR NOR A120 A120 98mA 98mA V V N House N House

B B Sticks Sticks LITTLE CANFIELD CP LITTLE CANFIELD CP BUTTL BUTTL Flitch Way Flitch Way

W W E E G G 104m B B O O U U E E 104m Collects Collects O O

D V D V N E N E

U U Highwood Highwood E E STORTFORD ROAD STORTFORD ROAD

Path E Path E I E W I E W U U

R R 95m 95m 69m E 69m E

Jack's Jack'sDRYVERS DRYVERS Lodge Lodge Iss R Iss R

G C C G FB O A FB O A R R 103m 103m D D E E

H C School HollowH C Elm SchoolWoodside Hollow Elm Woodside Farm EYS Farm EYS

O O 97m 97m A Drain Drain N

Green Moat Green Moat N A A T T Cottage Cottage B1256 B1256 A A D D T T Track Track L L LANE LANE Oak Spring Oak Spring E E A S L E RS A S L E RS Maynards Track Maynards Track H S H S Essex County Landscape CharacterEssex County Areas: Landscape Character Areas: S S R D R D T T T A T A S O U TH S O U TH T I O T I O H H R R N N RO RO C C O O A A H H Hall Hall D D

WYNDRELL WYNDRELL

E E E E R R N N Path Path

S EYF S EYFL A L A N N Strood B1256 Strood B1256 FB FB

' ' STOKES R H STOKES R H B1256 B1256 T T 80m 80m T L T L H H W W Area Boundary Area Boundary

104m S 104mO S O Drain Drain Ind Est Ind Est K D N K A O D N A O Court Court 65m N N Bull A C L Bull E A D A C L E A D 65m A A 5 5 O O 90m J Y R J Y R 90m N N 90m 90m U U E E Huntingfields Huntingfields

T T I M I M R R 85m S Cottages S CottagesF F War War Round Round 85m R E R E I I Masts Masts W W

Takeley C Takeley C R R N L N L W E A W E A Tk Tk House House Industrial Industrial S S T T

O O Meml Meml House House 75m 75m

O O W W

A A I I R R School O School O 70m 70m B1256 B1256 C A C A L GARRETT R L GARRETT R The Barns The Barns Estate HARRI Estate HARRI B1: Central Essex FarmlandB1: Central Essex Farmland

Y Y A C 100m A C 100m EE EE Path Path N N 86m 86m N N N N Drain Drain R R E R R E K D K D E E GR N GR N

FT FT The Old School The Old School R R A A R R C C S L S L O O Allot Allot O O Brick Brick Ash Grove Ash Grove Cricket Cricket O Lion O Lion Hall House Hall House R R L L A D A A D A Beech Beech Greencrofts Greencrofts H H O A O A Issues Issues

C C R R Hawthorns Hawthorns Gdns Gdns N O N O BENNET CA BENNET A N CA BENNET A N Bridge Bridge D D C R C R Ground Ground D O D D O D R O A R O A N S N S N D N Cottages D Cottages D D M A F M A F Track C5: ChelmerTrack Valley C5: Chelmer Valley G G

War War R E R E O R Cottage O R Cottage I River I River W

Warren W Warren R T F R T F E E Bumpsted Bumpsted OAD N N OAD S T O S T O L L Meml MemlO O Bluegates BluegatesPath Track Path Track D D 77m 77m Drain Drain L L S Farm S Farm Path Path FLIT FLIT Hill Hill Brewer's End Brewer's End PARKER L E PARKER L E Stane Street Stane Street C C Olives Wood Olives Wood S S B B A E A E

ROAD M ROAD M Blatches Blatches Farm Shop Farm Shop L

FLEMING FLEMING L Flitch Way Flitch Way S V S V T T H O H O U U G R G R

L L Sewage Sewage R

V V R MI MI Track Track D D 75m 75m

A A W W Issues Track Issues Track R

R ROMAN ROAD ROMAN ROAD 94m 94m L L Ppg Ppg E E L MILL Works L MILL Works

Smith's RODING DRIVE Smith's RODING DRIVE Poultry Poultry

Pol Pol R 88m 88m

Mast Mast Drain Drain Baileys Baileys

Chelmer Chelmer Y

PO G PO G Y Sta Little Sta Little FIELD FIELD Green Green Drain Farm Drain Farm Sch Sta OSch Sta O R R Canfield E Canfield E 101m EF EF Trad DrainTrad Drain 101m N N 90m 90m I E L I E L Warren Warren E E

PW PW D D B1256 Drain B1256 Drain H H Crumps A Crumps A

B183 B183 The The Est Est Path Path E S E S Uttlesford District LandscapeUttlesford Character District Areas: Landscape Character Areas: Squires Cottage Squires Cottage C C HUBBERD HUBBERD Yard Yard Y Y

ORCHID C ORCHID C H H L L W I H W I H Tk Warren Tk Warren Farm Farm O O L R O O L R

S S D U P E L D U P E L P

Farm Farm P S

PA S TU RES PA S TU RES S I I

95m E E 95m H H E

E E R R M E M D D Chadhurst Chadhurst Cottages Cottages 96m 96m 92m Y Y H H 92m S S Broadfield Rd Broadfield Rd

S S R

O O S R S T L L L OS E T L L L OS E R R PA PA Flitch Way (Path) Flitch Way (Path) 65m 65m E T C E T C Depot Depot Track Track F F I C M I C M Path E Path O E O F A E L F A E L M B184 M B184 D D S S H H U N M U N M R R N T N O W T O W Ind 55m Ind 55m A A R R HURC HURC RV L RV L OA D OA D I D I 60m D 60m

I I 93m 93m EST R EST R Drain Drain L L Track Track Mast Mast UR UR

O O C C

F PE F PE L L L L

50m

L L 96m 96m 50m O O N D BsnsD Bsns R Est N R Est

S N S N U U A A F O F O H H Track Track I I H H Path Path E A E A

T Cen T Cen K L K L

C C 102m 102m D D

R R Drain Drain D D

W W I E D I E D Area B10 - Broxted FarmlandArea Plateau B10 - Broxted Farmland Plateau

72m I V 72m I V

' ' O O 75m

N R 75m A N R A

S A S 91m 91m D D Y Y H H S O S O A C A C The The 90m 90m A A M M R R 70m 70m D O R E CL O S E D O R E CL O S E Path Cottage The Path Cottage The Runnel's Runnel's FB FB Hales Hales R R Little Canfield Little Canfield A A Rectory Rectory G G Hey Hey Farm Farm N N O O But But Track GREAT DUNMOW CP Track GREAT DUNMOW CP Pav Football Pav Football Langleys Langleys tleys tleys B184 B184 Ground Ground CANFIELD DRIVE CANFIELD DRIVE Runnel's Hey Runnel's Hey 60m 60m

Tandans Tandans 87m 87m L L 71m 71m 65m 65m Track Twin Track Twin PW PW a a 52m 52m Beresfield BeresfieldPines Pines High Cross High Cross T T ne ne Peacock Peacock S S ROMAN ROAD ROMAN ROAD Moat Moat A A Olives Olives Villas House Villas House E E D D (Track) (Track) A Brick A Brick

Canfield Canfield E E 65m (course of) 65m (course of)

70m

Farm Farm or O Kiln Oaklands or O Kiln Oaklands 70m

N N Minchins Minchins 80m R 80m R 80m

Bonningtons Bonningtons The Vale The Vale 80m Moat Track Moat Track R R Clobb's Clobb's LA LA 85m Shingle Hall 85m Shingle Hall

Takeley Park Takeley Park Farm Track Farm Track A A

S S G G 85m 85m Wood ViewpointWood Locations - PhotographsViewpoint 1 Locations- 10 - Photographs 1 - 10 Track S Track S Drain Drain ON ON O O Moat Moat Cherry Cherry R R C C Heather Heather Track Track 1 1 Hill Hill 92m 92m 60m 60m Langthorns Langthorns H H 90m 90m Lodge Lodge 90m 90m G G Cottage Cottage 73m 73m 102m 102m HI Windmill Villas HI Windmill Villas Great 98m Great 98m Pol Pol FB FB Canfield Canfield H IG H 87m H IG H 87m 67m Sta 67m Issues Sta Issues Lavender Lavender The Mill House The Mill House Park Park Green Green Hoblongs Hoblongs Glyndale Glyndale 85m 85m Cottage Cottage 90m 90m Hollow Hollow Ind Est Ind Est C C

R R Carltons Carltons 55m 55m Path Path Path Path O O Hoblong's Brook Hoblong's Brook Hotel Hotel 84m 84m S S Ashlands Ashlands Track Track Hoblong's Hoblong's S S 50m 50m Path Path Langthorns Langthorns Track Track 93m 93m Bridge Track Bridge Track L L

Sports Ground Sports Ground Drain Drain A

A Track Track

Workings (disused) Workings (disused) N B1256 B1256

85m 85m E

96m 96m 90m 90mE C C Issues Issues

A A Moat Moat Amb Amb 90m

Issues Issues N N 90m Fishpond Fishpond F F Sta Sta EI EI Drain Drain Clapton Hall Clapton Hall Track Track 85m 85m Moat Moat L L Path Path Issues Issues D D Clopton Hall Cottages Clopton Hall Cottages

R R 90m

O O 90m

A A

D D Drain Drain 50m FB FB Drain 50m Drain Iss Iss

98m Woodlands 98m Woodlands Drain Issues Drain The Issues The 96m 96m Bungalow Bungalow 73mClapton Hall 73mClapton Hall

Track Track Newland Newland Works Works

Track Track Track Track Lodge Lodge

55m

10 10 93m 93m B1008 B1008 N 55m Trutons Track Trutons Track

60m

76m Drain 76m Drain Trutons Trutons 60m

Cottage Cottage 55m

Little Bullocks Little Bullocks 55m 80m 80m Newlands Newlands Issues Issues

Farm Farm E E

N N 51m 51m

FB FB A A

Darley Dale Darley Dale L L Drain Drain

60m

Bullocks Bullocks Collects Collects 60m 86m 86m L L 65m Brook 65m Brook L The L The

Bedford Bedford A A

100m 100m Track Track Snipes Snipes

H H Sparlings Sparlings 80m 80m Farm Farm

N N Farm Farm

O O SCALE -1:25,000 @ A3 Pharisee Green Pharisee Green

91m 91m T T Track Track T T P P 70m Martel's70m Martel's Tanners Tanners A A Oak Lane Oak Lane S S Cherry Cherry ROMAN ROAD (course of) ROMAN ROAD (course of) L L Broxburn Broxburn A A Sinks Sinks 85m 85m C C Orchard OrchardHope End Hope End 88m 88m E E Buttles Buttles

Based upon the Ordnance Survey Map with the permission of the controller of H.M Stationery Office. © Crown Copyright Licence number :- 100017241 E E

Track Track

Path Path (Track) (Track) N N

A A Issues Issues Track Track 65m Green Green Fairs Fairs 65m 85m 80m 85m 80m L L 75m Drain Drain 75m 61m 61m Drain Drain 90m 90m S S Farm Farm S S

96m 96m O O Great Oddyns R Great Oddyns R 95m 95m 87m 87m C C 91m 91m Millfield Millfield Farm H Farm H B1008 B1008 Canfield Canfield G G 77m 77m House House Poplicornes Poplicornes Oddyns I Oddyns I Hart Hart Path Copt Hall Path Copt Hall Way H Way H

Hart View Hart View Track Track

B183 B183 87m 87m 90m 90m Broadgroves Broadgroves S S 55m H I H I B184 B184 55m 95m 95m G H C E G H C E R O S LAN R O S LAN 75m 75m 95m 95m 68m B1008 68m B1008 White White D D Bracklin Bracklin N N Copt Hall Copt Hall B184 B184 Track Track E E B183 B183 Dale Dale A N E A N E MILL FD MILL FD 95m 95m 95m 95m Cottage L CottageLittle L Little 84m 84m S S

Path Path 85m 85m S S Oddyns Oddyns ERS ERS O O LAND AT EASTON PARK FIGURE EP 1 N N R R Red Red Puttocks Puttocks R R HIG H C HIG H C E E Drain Drain

Drain Drain B B

96m 96m Path Barn Path Barn Farm Farm

Pharisee Pharisee MILLER'S C MILLER'S C 60m Puttock's End Puttock's End 60m Path Path House House88m 88m Track Track Drain Drain 87m 87m 84m 84m Salkyns Salkyns THE CHASE THE CHASE

UTTLESFORD DISTRICT COUNCIL E E SITE CONTEXT PLAN Track Track

S S

Issues Issues 65m 65m O C H O C H L L 65m Oak Lane (Track) Oak Lane (Track) 65m E E C L C L 80m 80m M M

Coldharbour Coldharbour 88m 88m 70m 70m D S D S

The The L F L F 75m Fanns Fanns 75m E E Pump House Pump House Farm Farm BARNS I BARNS I

Farm Farm Woodside Woodside 72m F 72m F

Track Track Drain Drain Path Path TON GREEN TON GREEN

81m 81mCottage Cottage AY AY R R 70m

Canfield Hart Canfield Hart 85m 80m 85m Martels80m Manor Martels Manor 70m

85m 85m Football Rayfield Football Rayfield 81m 81m Farm Farm G G Path Path Ground Farm Ground Farm R R Drain Drain Rosedale Rosedale Track Track 93m E 93m E A A Path Path Drain Drain T T Pav Pav Philpot E PhilpotCoopers E Coopers Track Track 82m 82m N N C C Sluice Sluice Halfways Halfways A A Football Barnston Football Barnston A A House House Baconend Baconend L L June 2017 N N Martels Ground Martels Ground Martels Martels Green Tk Green Tk 70m 70m 101m 101m 85m 85m 11126301-LVA-FgEP-F-2017-06-16-V2.indd 65m 65m Opportunities and Constraints Plan taken from The Landsec Presentation 2021

Opportunities & Constraints Appendix 7 Representative viewpoints and Photographic record

12 13 Key Little Easton 11 Park Road Illustrative Masterplan Conservation Area St Mary’s Viewpoint location Church 1

Retained Open 8 Landscape Character y Site Boundary a Saffron Trail W Retained Open e d Landscape Character i s 7 d o o

y 6 4

a W

Saffron Trail f

O 3 t

g i

c i l 2 b u Newton P

/ Hall y a

i r

Hoglands Wood

y a 10 e W v ri e D d i rk 9 s a d s P o 1 nd o Woodla

West of Woodside High Way (Barratt) Wood Approved Housing and Facilities 14

13 12 11 8 7

5 6 4 3 2

Key

10 1 Viewpoint Location Site Location 9 1 1 Looking west from the footpath PROW 18_15 alongside the B184 Woodside Way, opposite Woodlands Park Drive. Medium distance views towards the proposed development some 425m away. The view is well screened by planting and existing woodland and hedgerows along the B184 Woodside Way. Only very limited views through the trees may be possible from this point.

Proposed development on the high ground

3 Looking southwest from the footpath at Ravens Farm PROW 36_15 the proposed development is at a distance of approximately 100m.

Proposed development in adjacent fields

4 Looking west northwest from Ravens Farm PROW 36_15 the proposed development is at a distance of approximately 120m extending to meet the footpath as is curves westwards and then north to Little Easton. Proposed development adjacent to footpath PROW 36_15 and extending to the treeline on the ridge Treeline on the ridge

5 Looking west southwest along the footpath PROW 36_15 the proposed development is adjacent to the footpath and extends to fill almost the whole view of the plateau.

Cottages on Park Road Northeast corner of proposed development

6 Looking back to the northeast from the footpath PROW 36_15 to show the properties on Park Road at a distance of 430m from the edge of the proposed development. Approximate edge of the proposed built development. The proposed development extends to meet Bridleway Ravens Farm Complex Woodlands Park Drive A woodland edge is proposed around the housing. PROW 36_23 and southern edge is set back from the brook at a distance of approximately 750m

Proposed development behind the treeline on the ridge Proposed school building in the far corner of the field

8 Looking southeast from the bridleway PROW 36-23 opposite the Church at Little Easton on the edge of the Conservation Area. The proposed school buildings and playing fields are shown on the bridleway side of the trees which run along the ridgeline at a distance of some 180m from bridleway PROW 36_23 at the closest point and some 350m from the Conservation Area. A new woodland belt is proposed some 200m from the viewpoint to screen views of the development. Beyond the treebelt views from the bridleway across the school site would look towards the school buildings and the proposed housing visible through the trees along the ridgeline. Approved development in fields south of Housing at Woodlands Park Drive Proposed development the brook extends to meet the B1256 Bridleway PROW 36_23

9 Looking south southeast from bridleway PROW 36_23 at the western corner of the proposed development into the housing area and further south over committed housing development on the edge of Great Dunmow beyond the brook. The proposed development runs adjacent to the bridleway and extends for approximately 925m to meet the footpath PROW 36_15 at Ravens Farm.

Proposed school building in the far corner of the field Ravens Farm Proposed development

10 Looking east southeast from bridleway PROW 36_23 at the western corner of the proposed development into the housing area. The proposed development runs adjacent to the bridleway. The new housing will completely cover the plateau in the foreground extending to Ravens Farm and beyond. Proposed development approximately 265m back from viewpoint on Park Road Park Road

Footpath PROW 36_16 leading to Ravens Farm complex Proposed development extends from behind the trees at Ravens Farm and beyond footpath PROW 36_15 to the trees on the ridgeline

12 Looking south from Park Road down the drive and footpath PROW 36_16 to Ravens Farm and Hoglands. The proposed development would be at a distance of 360m extending from the footpath PROW 36_15 at Ravens Farm to the right to meet the trees along the ridgeline. Ravens Farm complex Proposed development behind trees at Ravens Farm and extending to trees on ridgeline beyond footpath PROW 35_15 Park Road

13 Looking southwest from Park Road near the houses and listed buildings. Ravens Farm is clearly visible. The proposed development would be visible just behind the trees at Ravens Farm extending to the right across the plateau at a distance of some 425m to meet the trees along the ridgeline.

Proposed development on high ground would be visible in distant views

14 Looking south from footpath PROW 19_20 at Great Easton near the church of St Giles and St John at a distance of some 2.2km.