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Lakeland Leisure Estates Limited Roydon Marina, Roydon Marina Village, Roydon, Essex, CM19 5EJ Planning Statement

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Lakeland Leisure Estates Limited Roydon Marina, Roydon Marina Village, Roydon, Essex, CM19 5EJ Planning Statement Lakeland Leisure Estates Limited – Roydon Marina 1 Planning Statement : September 2020 Lakeland Leisure Estates Limited Roydon Marina, Roydon Marina Village, Roydon, Essex, CM19 5EJ Planning Statement Extension to Existing Marina to provide an additional 168 Berths, 99 Parking Spaces, Additional Associated Facilities and Widening and Improvement to Existing Vehicular and Pedestrian Access Prepared by: SBRice Ltd September 2020 Regulated by RICS Lakeland Leisure Estates Limited – Roydon Marina 2 Planning Statement : September 2020 Contents Section Detail Page No 1.0 INTRODUCTION ............................................................................................................................... 4 2.0 SITE DESCRIPTION AND LOCALITY ................................................................................................. 4 3.0 PLANNING HISTORY ........................................................................................................................ 6 4.0 PROPOSED DEVELOPMENT ............................................................................................................ 7 5.0 PLANNING POLICY FRAMEWORK .................................................................................................. 9 6.0 KEY ISSUES ...................................................................................................................................... 12 7.0 PLANNING APPRAISAL .................................................................................................................. 13 8.0 SUMMARY AND CONCLUSION .................................................................................................... 40 Appendices Aa: Site Location Plan (LakeRM-1-5-001H-SiteLocationPlan) Ab: Existing OS Plan (LakeRM-1-1-007-ExistMarinaOS) B: EFDC Officer’s Report Planning Application EPF0934/16 C: Access Road Widening Plan (LakeRM-1-1-006G-AccessRoadWideningPlan) Da: CRT Stage 2 Water Resource Study (July 2016) Db: CRT Response to Stage 2 Water Resource Study (Jan 2020) E: Flood Risk Assessment & Drainage Strategy (July 2020) F: Proposed Marina Plan (LakeRM-1-1-005L-PropMarinaPlan) G: Toilet Building Floor Plan & Elevations Ha: Main Jetty/Walkway Lighting bollards Hb: Facilities Building Lighting Hc: Low Level Car Parking & Jetty Embarkation Point Lighting Hd: Yard Area External Lighting Ia: Landscape & Visual Impact Assessment Report (Sept 2020) Ib: Arboricultural Report (July 2020) Ja1: Extended Phase 1 Habitat Assessment including Bat Scoping Survey (Oct 2019)RevC Ja2: Extended Phase 1 Habitat Assessment for the Road Widening Area (June 2020)RevB Jb1: Otter & Water Vole Survey (July 2020)RevA Jb2: Winter Bird Report (Jan 2020)RevA Jb3: Breeding Bird Report (Jan 2020)RevB Jb4: Bat Activity Survey Report (Feb 2020) Jc: Ecological Mitigation & Enhancement Scheme Report (Aug2020) Ka: ECC Highways Response to Planning App EPF/0934/16 Kb: ECC Highways Pre-Application Response to current Application (July 2020) Kc: Transport Assessment/Statement (July 2020) La: CRT London Mooring Strategy Full Report (June 2018) Lb: CRT London Mooring Strategy Summary Report (June 2018) Regulated by RICS Lakeland Leisure Estates Limited – Roydon Marina 3 Planning Statement : September 2020 Document Control Date of Issue: Version: Author: 08/09/2020 Vr5 SBR 10/09/2020 Vr6 DR 10/09/2020 Vr7 DJJ 10/09/20 Final SBR ©Copyright SB Rice Ltd. All rights reserved This report (including any enclosures and attachments) has been prepared for the exclusive use and benefit of our client and in accordance with the scope of work agreed with the client. Unless we provide express prior written consent, no part of this report should be reproduced, distributed or communicated to any third party. We do not accept any liability if this report is used for an alternative purpose from which it is intended. SB Rice do not verify the content of any third-party reports which may be referred to in this report and we do not accept responsibility for the accuracy of the information or opinions provided by others. SB Rice Ltd has used reasonable skill, care and diligence in compiling this report and no warranty is provided as to the report’s accuracy. This report does not account for any legislative or regulatory changes that may have occurred since the report was produced and SB Rice Ltd does not accept any responsibility or liability for loss whatsoever to any third party caused by, related to, or arising out of any use or reliance on this report. Regulated by RICS Lakeland Leisure Estates Limited – Roydon Marina 4 Planning Statement : September 2020 1.0 INTRODUCTION 1.1 This Planning Statement has been prepared by SBRice Limited on behalf of the Applicants, Lakeland Leisure Estates Limited and is submitted to accompany an application in full for an extension to an existing marina at Roydon Mill to provide an additional 168 berths, additional car parking, facilities building providing toilets, showers, laundry, etc., yard area for boat maintenance, improved vehicular and pedestrian access and associated infrastructure such as waste recycling collection point, connecting to existing foul sewer, footpath and access road and landscaping. 1.2 The application site at Roydon Marina forms part of Roydon Mill Marina Village (hereinafter referred to as Roydon Marina) and is located to the west of the village of Roydon and immediately to the north of the River Stort Navigation. 1.3 The application is in full and is accompanied by: • Planning Statement; • Design and Access Statement; • Landscape and Visual Impact Assessment; • Ecological Assessments; • Transport Assessment; • Flood Risk Assessment; • Arboricultural Assessment; • Scaled plans and drawings. 1.4 The Planning Statement assesses the proposed development in the context of its compliance with national and local planning policies. 2.0 SITE DESCRIPTION AND LOCALITY 2.1 Roydon Marina Village is located to the north west of the village of Roydon and is approached via an existing tarmac road leading from the B181 and running adjacent to the River Stort Navigation. Regulated by RICS Lakeland Leisure Estates Limited – Roydon Marina 5 Planning Statement : September 2020 2.2 Roydon village is located on the north western extremity of Epping Forest close to the boundary with Hertfordshire. The marina is approximately 6.2km from Harlow and 4km from Hoddesdon. Both towns provide easy access to major highway infrastructure including the A10, M11 and M25. Roydon railway station is located immediately adjacent to the northern boundary of the site. 2.3 The site lies within the Green Belt and is also located within the flood plain of the River Stort. 2.4 Roydon Mill Marina Village comprises approximately 23 hectares of land which includes a 12.9 hectare lake and approximately 2.5km of river frontage. 2.5 The proposed marina extension would be located to the west of the existing marina within the existing lake which is located at the south western end of the site. The application site extends to approximately 4.12 hectares and includes part of the western area of the existing lake and adjacent land and access track immediately to the north. 2.6 The lake is located immediately to the south of the main railway line and to the north of the River Stort. 2.7 The eastern part of the lake is fully utilised by the existing marina which was granted planning permission in 2009. 2.8 The lake was formed when former gravel pits were flooded in the 1980s and prior to its use as a marina the lake was used for watersports including water skiing and boating. 2.9 The remainder of the site at Roydon Mill Marina Village includes lodges and static caravans for recreational use, park homes for residential use and a small hotel. 2.10 A number of facilities can be found in the village of Roydon including several pubs/restaurants and a convenience store/post office. 2.11 Access from the extension onto the River Stort Navigation would be via the existing marina access through a lock onto the Stort Navigation. The Stort Navigation is connected to the River Lee to the west. From here boats can travel south towards London or north towards Hertford. Boats travelling east along the River Stort head towards Bishops Stortford. 2.12 A site plan at a scale of 1:1250 (drawing reference LakeRM-1-5-001H) can be found included as Regulated by RICS Lakeland Leisure Estates Limited – Roydon Marina 6 Planning Statement : September 2020 Appendix Aa. An overview of the site in its surrounding geographical context can be seen in figure 2.12 below. Fig 2.12 3.0 PLANNING HISTORY 3.1 Roydon Mill Marina Village itself has an extensive planning history, however those relevant to the marina are: • EPF/2113/08 – Creation of a marina with moorings for up to 315 boats and associated facilities including new lock with the River Stort Navigation, facilities building, workshop, fuel storage tank and 77 parking spaces – approved 2009. • EPF/0935/11 – Variation of condition 13 (re: access road improvements) of EPF/2113/08 – approved 2011. • EPF/1313/11 – Change of use of facilities building approved under EPF/2113/08, to a Regulated by RICS Lakeland Leisure Estates Limited – Roydon Marina 7 Planning Statement : September 2020 mixed use building comprising a café, together with small chandlery area and associated facilities (shower, changing areas, laundry and marine office) – approved 2011. • EPF/0934/16 – Extension to existing marina so as to provide an additional 240 berths, 120 parking spaces and additional associated facilities – refuse collection points,
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