Writtle Parish Neighbourhood Plan

Analysis paper June 2019

Prepared by: Prepared for: COPYRIGHT: The concepts and information contained in this document are the property of Troy Planning + Design (Troy Hayes Planning Limited). Use or copying of this document in whole or in part without the written permission of Troy Planning + Design constitutes an Troy Planning + Design Neighbourhood Plan infringement of copyright. 14-18 Emerald St Steering Group Holborn Writtle Parish Council LIMITATION: This report has been prepared on behalf of and for the exclusive use of Troy London WC1N 3QA Parish Office Planning + Design’s Client, and is subject to and issued in connection with the provisions of The Green the agreement between Troy Planning + Design and its Client. Troy Planning + Design accepts no liability or responsibility whatsoever for or in respect of any use of or reliance https://troyplanning.com/ Writtle upon this report by any third party. CM1 3DT

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Introduction Key Stats

This paper builds upon the initial overview prepared in May 2019, Chelmsford City Council has prepared parish profiles which forms summarising the policy position of relevance to the emerging supporting evidence to the emerging Local Plan1. Some of the key Neighbourhood Plan, the status of the emerging masterplan and stats from that for Writtle are: proposals for the Warren Farm growth area, potential areas of focus for the Neighbourhood Plan and possible objectives that • The Parish has a population of 5,383 people living in 2,263 could be used to frame policies. households. This equates to an average household size of 2.38 people per household. However, almost a third of all This document now pulls together a set of plans and associated households comprise one person. These figures are material highlighting key messages that might help drive and reflective of the national picture, which sees an average support emerging policies in the Neighbourhood Plan. It includes a household size of 2.4 people and around 28% of households summary of key statistics and data, analysis of the wider context containing one person. and setting for the Parish, as well local level information. Further analysis will be undertaken as part of the production of Design • Most homes are owner occupied (almost 74%), with semi- Codes / guidance to be provided through the Locality Technical detached and detached units being the predominant house Support programme. As such, the paper does not seek to duplicate type (64.72% combined). Home ownership is higher in those efforts. Writtle than across the country as a whole, which averages around 65%.

• The largest age-group in the Parish is the 45-64 group, accounting for just over a quarter of the total population (26.4%), closely followed by those aged 65+ (24.42%). Around 10% of the population comprise those of school age. The age structure of Writtle is older than that for the UK as a whole, where 18% of the population is aged 65 or over.

1 See accessed https://www.chelmsford.gov.uk/your-council/data-and-statistics/parish-profiles/ June 2019

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• The majority of the population is reported as being in good Connectivity or very good health (combined total of 82.15% of the population). This is reflective of the national picture. Road network The sense of connection and, at the same time, separation, • Educational attainment in the Parish is high, as is the rate of between Writtle and Chelmsford is key to the character and employment. Of those in employment, education accounts identity of the Parish and the main built-up area of Writtle. for the primary industry of work (15.32%), perhaps related to the presence of Writtle University College and, in The village is well connected to Chelmsford (Figure 1), with Chelmsford, Anglia Ruskin University, the Grammar Schools Chelmsford Road linking the centre of the village with Waterhouse and numerous secondary schools). The wholesale, retail Lane and New London Road in Chelmsford, which then link to the trade and repair of motor vehicles sector also performs city centre and other main destinations in and around Chelmsford, strongly, accounting for 13.32% of those in employment. including the railway station, retail areas, secondary schools, higher and further education establishments. Equally, routes north and • Most people travel to work by car or van (64.8%). This is south out of Writtle connect with the strategic road network and around ten percentage points higher than the national provide access to the A12 (and thus onto London) and Harlow. average. Despite the proximity to Chelmsford railway station, the speed and frequency of services for accessing However, although the junctions of the local road network in employment in London, less than 8% of people use rail as Writtle with the main road network around this comprise key their main mode of transport for work. So although links to gateways into the village, they can equally be points of congestion, the station are important, those to the City centre and other with traffic from Writtle mixing with that from across Chelmsford. employment areas in Chelmsford (and elsewhere) are In particular, and at peak times, traffic along Road / equally important. Rainsford Road from the junction of Lordship Road into the centre of Chelmsford is slow moving. With the proposed Warren Farm development coming forward the concern is whether this will exacerbate the existing position and if other modes can be promoted that encourage movement by means other than the car.

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Figure 1: Road connectivity diagram

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Traffic along Waterhouse Lane and new London Road is also slow Chelmsford Road, and between Writtle University College and the moving, and this can cause tailbacks along Chelmsford Road Warren Farm Growth Area. towards Writtle. Indeed traffic is slow moving at the junction of Chelmsford Road and Waterhouse Lane throughout much of the The distance that can be covered by bicycle in five or ten minutes is day. This is perhaps unsurprising: it is the key north south route substantial, and efforts that help make this the ‘norm’ for short through Chelmsford, connecting the A12 with the city centre via distances, rather than travelling by car, should be encouraged: employment and retail areas (including the Clocktower Retail Park). particularly for those who may not have access to a car – children Within Writtle itself, traffic along The Green, leading to Ongar and younger members of the community for example: to put this Road, is also slow moving at times.2 into context, almost a quarter of all respondents to the Writtle residents survey said they used the car for the school run. Cycle and Bus access Results of the Writtle residents survey3 indicate that the car is the Bus services are also important. These link Writtle with the City main mode of transport for residents, but that residents also Centre, Bus and Railway Stations, Chelmer Village, , consider traffic to be one of the worst aspects of village life. Routes Broomfield Hospital and Ongar (Figure 3). The main focus of bus into Chelmsford City Centre and the station are important for routes in Writtle is along The Green and Chelmsford Road, with employment, shopping, leisure and education purposes. four to five busses per hour into the city centre operating on this route. Routes to other destinations are less frequent and may As an alternative to the car it is possible to cycle between the involve a change in service. Although there is a route along village and city centre, along National Cycle Route 1, which is also Lordship Lane there is no direct bus connection to Writtle via branded as the Writtle Cycle Route (Figure 2). Parts of this have Roxwell Road / Rainsford Road. As part of the Warren Farm recently been upgraded and it offers an attractive route through masterplan the provision of a bus only link to Avon Road and parkland into the city centre. However, within Writtle itself, there thence to Chignal Road is being explored. This may provide scope is limited provision for cyclists. Although there is some provision for extension of this through the development area and into along Paradise Road and linking to Hylands Park, it is the gaps in the Writtle. The Infrastructure Delivery Plan4 notes that development network that are as much a determinant of how well any routes will at Warren Farm is expected to support an additional bus service to be used. Key gaps exist between Hylands Park and National Cycle the City Centre and Broomfield Hospital. Route 1, between Writtle and Hylands Secondary School on

2 See for example typical traffic flows presented on Google Maps 4 Troy Planning + Design and Navigus Planning for Chelmsford City Council, June 2018, Chelmsford 3 IDA Consulting Limited for the Writtle NP Steering Group, Writtle Parish Council, February 2019, Infrastructure Delivery Plan Update, Final Report Summary Report on the 2018 Neighbourhood Plan Survey

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Figure 2: Cycle network

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Figure 3: Bus routes serving Writtle

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Infrastructure Setting and Character Provision of other social and community facilities at the Warren Farm development, including playing pitches, a local centre, The River Valley primary school and early years provision may be used by residents The residents survey points to the importance attached to the of Writtle (and, indeed, facilities in Writtle may be used by sense of separation between Writtle and Chelmsford as well as the residents of Warren Farm), meaning provision of links between the presence of areas of wildlife, natural areas, waterways and two is important. Any links provided between Writtle and the new associated feeling of tranquillity. Warren Farm development need to be safe and attractive for all to use. The same is true for the existing movement network within The sense of separation from Chelmsford is defined by the green 5 Writtle. Data shows a high number of accidents along Roxwell corridor that exists between Writtle and the western edge of Road, along Lordship Road by Writtle University College, along The Chelmsford (Figure 4). This follows the natural course of the river Green and at the junctions with the A414 Greenbury Way (See corridors flowing through the area. The Green Wedge Study appendix). Efforts to improve the safety of the street network prepared for the City notes that the river valley acts as a ‘clear should be made: this could include a reduction in traffic speed wedge between Chelmsford and Writtle’8. The network of rivers coupled with redesign of the streets and junctions. and associated streams and tributaries, including the Rivers Can and Wid, Roxwell and Sandy Brooks are a key feature of the Within Writtle itself, the results of the residents survey noted that landscape. The broad extent of flood zones 2 and 3 form an most respondents were happy with the current level and provision important part of the ‘gap’ between Chelmsford and Writtle, but of services in the village, noting that if new facilities were to be also the wider morphology of Chelmsford, with river valleys and provided, these could include improved walking and cycling green fingers reaching into the city centre. One such finger, infrastructure, though references to a local, village-owned extending from Central Park and through Admirals Park comprises 6 renewable energy supply are also made . Slow internet speeds an important green lung for the city as well as an attractive walking were also cited as an issue in the business survey undertaken by and cycling route between Writtle and Chelmsford. the NP Steering Group. This is backed up in data from Ofcom which shows that average broadband download speeds in Writtle are far below those in Chelmsford7 (see appendix).

5 See: https://www.crashmap.co.uk, accessed June 2019 7 See https://indicators.cdrc.ac.uk/digital/broadband-speed-map/ accessed June 2019 6 Although we have sourced references to power cuts in Writtle and Chelmsford in 2018 and 2019, it 8 Amec Foster Wheeler for Chelmsford City Council, February 2017, Green Wedges and Green is unclear whether this is a regular occurrence Corridors: Defining Chelmsford’s River Valleys, Review Report

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Figure 4: Green corridor between Chelmsford and Writtle

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The sense of separation is strengthened through the presence of • Reinforce existing green corridors. farmland and the network of parks, gardens and sports facilities in • Create a gateway at junction with Roxwell Road and the ‘gap’, including the Old Chelmsfordians Sports Ground, Writtle Lordship Lane. College Sports Grounds, Hylands School and associated playing • Improve pedestrian and cycle links across the main Roxwell pitches, the Paradise Road Sports ground, and, to the south of the Road. Greenbury Way (A414), Hylands House and Park. The Landscape Sensitivity report also draws outs wider points for Landscape sensitivity and design considerations future design and development in the broad ‘west of Chelmsford The Warren Farm development area sits to the north of this ‘gap’. area’ which includes Writtle. Key points are: The opportunity exists to reflect the green space network through provision of pitches and parks that connect into the green finger • The area falls within the Writtle Farmland Plateau leading into Chelmsford, but which also reinforces the separate Landscape Character Area. This describes Writtle as being identity of Writtle and Chelmsford. One of the design challenges separated from Chelmsford by the floodplains of the Rovers here is the extent to which the Warren Farm masterplan area Can and Wid, and that away from the main roads, there is a connects with Roxwell Road and whether the development sense of tranquillity. frontage should be set back from this to allow for the sense of • Church Spires within Writtle are noted as visible landmarks separation from Writtle: and at the same time reinforcing the across the farmland plateau. relationship between the new development and the existing urban • Concerns are expressed in relation to disturbing the sense area of Chelmsford. of tranquillity through increased traffic, the potential increased pressure on minor roads and lanes, and the visual This message is also made in the landscape sensitivity and capacity intrusion of any new development. 9 study for Chelmsford , which notes that new development should • It is suggested that any new development responds to the create a more sympathetic urban edge, and that there may be historic settlement pattern and uses materials that are opportunities to reinstate landscape features. Equally, the appropriate to local landscape character. 10 Chelmsford Green Infrastructure Strategic Plan recommends that development at Warren Farm should:

9 Amec Foster Wheeler for Chelmsford City Council, March 2017, Landscape Sensitivity and Capacity 10 Amec Foster Wheeler for Chelmsford City Council, January 2018, Chelmsford Green Infrastructure Assessment, Report Strategic Plan 2018-2036

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Historic setting and design considerations Through the residents survey attention was drawn to the retention The defining features of the landscape are further explored in the and preservation of Writtle’s historic buildings12 and landscape Historic Landscape Characterisation study of Essex11. This reflects features, though improving the quality of the street scene was on the historic settlement pattern and presence of greens and considered particularly important. The Village Green for example, commons in the area, which might act as design cues for future which is at the heart of the Village, and which is recognised as being growth and development. The study notes: one of the most attractive village greens in , is somewhat undermined by the presence of car parking surrounding this. “This area [Historic landscape Character Zone 66] is located on the Solutions that improve these conditions are required. south facing side of the rolling plateau which lies between the River Wid to the south and the River Can to the north. The geology There are a number of green spaces in and around Writtle, comprises Boulder Clays in the western half of the area, with head including, amongst others, the Village Green and ponds, Oxney deposits to the north and outcrops of Claygate Beds to the south Green and the Paradise Road sports ground13. Although many and east. Anciently, this area was part of Writtle Forest, a medieval other Neighbourhood Plan groups explore the potential for hunting forest. Substantial pockets of woodland survive, as does including Local Green Space Designations within Neighbourhood the historic settlement pattern of dispersed villages focussed on Plans, it appears that the emerging Chelmsford Local Plan includes greens and commons, and scattered farmsteads in an irregular field policies that seek to protect green spaces in any event. and woodland pattern. Only within Writtle itself has development gradually spread to encompass two greens and take on the The Writtle Village Design Statement14 provides an overview of the characteristics of a nucleated settlement in relatively modern times. key characteristics and features of the built form in Writtle, and There has been moderate boundary loss, creating some areas of how this should be used to inform future development proposals. large, but still irregular, fields. Hylands Park has been the focus of The historic context and growth of the village is important, and greatest boundary loss, but the park itself adds considerable manifests itself in the structure of the village, centred around the character to the area”. green, the conservation area and listed buildings. This is also reflected in the style of buildings and materials used, as well as the presence of Hylands House and Agricultural College.

11 English Heritage and Essex County Council, 2011, The Historic Landscape Characterisation Report of development policies and also extend to identification of local projects that highlight the history of Essex the village, including heritage information and interpretation boards, improvements to historic paths 12 The NP Steering Group has prepared several papers detailing the historic assets of the Parish and and tracks etc. are thus not duplicated here. It is though important to note that the history of the Parish in all its 13 These are discussed in more detail, along with other landscape features, in the draft emerging guises (built / landscape / industry) is central to the story of Writtle and must inform its future Natural Environment paper prepared by the NP Steering Group and thus not duplicated here. growth, so that change is place specific in its response. This might extend to more than land use / 14 Writtle Parish Council, 2004, Writtle Village Design Statement

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The Design Statement identifies a series of housing character areas The adopted and emerging Chelmsford Local Plan identify the and whilst these and the associated commentary and advice remain College as being within a Special Policy Area (SPA), which allows for relevant, guidance is required that will inform the Warren Farm the development and improvement of facilities, whilst being development. Although this is an extension of the Chelmsford responsive to the landscape and rural setting. Urban Area, and should thus relate to that, its ‘front door’ is within Writtle and forms the setting of the village. The Design Statement The College has prepared a masterplan document presenting also note the potential for change at the Telephone Exchange, indicative options for change and development over the next 10-15 which is allocated for 25 housing units in the emerging Chelmsford years, such that the facility remains fit for purpose and is able to City Local Plan. The Design Statement notes that an approved adapt to modern education demands. development brief should be prepared for the site and the emerging Local Plan notes that the Neighbourhood Plan has the The aims and objectives for future investment in the College potential to influence the form of development that might come include making best use of existing space, consolidating teaching forward here. This can be explored further through the production activities around the main campus locations on Lordship Road, to of Design Codes through the Locality Technical Support make this an attractive venue for conferences and events, and to programme. improve accessibility.

Relationship with the College The results of the residents survey undertaken as part of the Writtle University College has a significant presence in the Parish. Neighbourhood Plan process include reference to additional Established in the late 1890’s it is the only ‘land-based’ higher outdoor sports facilities. Subject to access, use and time of education institution in the Eastern region of the country. operation, it might be that the facilities provided at the University Occupying an estate of 22 hectares in size which is spread across a could be better integrated as part of the community, potentially number of sites (see appendix), it employs 240 people and has being used by local residents too. 4,000 students (mixed between full and part time). The estate includes traditional educational premises as well as farm and livestock buildings, glasshouses, equine areas, small animal units and design studies. Furthermore, it also includes halls of residence (for 400 students), restaurant, bar and sports facilities.

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Potential Opportunities

The review presented above begins to point to some possible ideas and interventions for development in the Neighbourhood Plan, comprising a mix of policies and projects. These comprise (see also Figure 5):

• Setting the new Warren Farm development back from Roxwell Road, thus creating a green wedge into Chelmsford that retains the sense of separation between Writtle. • Supporting the presence of the extensive sporting, recreational and educational facilities in the area, better integrating these within the fabric of the Parish for use by all. • Promoting active travel measures that support healthy lifestyles and access for all. • Extending and connecting the network of cycle routes to provide an attractive alternative to car based travel for long and short trips, including a new north south route between Warren Farm, Writtle University College (and National Cycle Route 1), The Green, Paradise Road Sports Pitches and Hylands Park. Other new routes and links should also be explored, including to Hylands School. • Combined with the above consideration should be given to making the network of streets safe for all, which could involve physical interventions that slow traffic and allow better crossing points.

Figure 5: Potential projects and opportunities for the Neighbourhood Plan to explore

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• Potential locations for street improvements include the junction of Lordship Road and Roxwell Road, which might be delivered as part of the Warren Farm development, crossing points between Writtle University College and Tea Rooms, along The Green and outside Writtle Primary School. • Remodelling of the public realm and parking provision along The Green, reducing the visual impact and intrusion of parked cars in this space, maximising it is a place for all the community to enjoy. • Production of design codes that help shape new development that responds to setting, local character and context. Design codes and guidance can build upon the existing Villlage Design Statement, though specific advice should be prepared in relation to the Telephone Exchange (responding, in particular, to the historic context of the immediate area) and the Warren Farm development (in particular, the edge conditions and relationship with the green wedge and river valley). • A requirement for all future change to respond to the rich history of the Parish, including opportunities to maintain and improve existing assets, but also to reinterpret local history through design and public realm treatments. This richness extends to reinforcing key views, including those of the Church Spire and along river valleys. • Exploring opportunities for improved communication systems, supporting local businesses and allowing more people to work from home.

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Appendix

Figure 6: Plan showing location of traffic accidents and severity, 2014 – 18 (inclusive). Source: https://www.crashmap.co.uk, accessed June 2019

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Figure 7: Average broadband download speeds (as of 2017). Source: https://indicators.cdrc.ac.uk/digital/broadband-speed-map/ accessed June 2019

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Figure 8: Extent of the Writtle University College Estate. Source: Writtle College, July 2015, Writtle College Masterplan: Development Strategy

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