Planning Statement Land west of Mill Lane, Tye Green, Cressing Prepared on behalf M. Scott Properties Ltd March 2021 Land west of Mill Lane, Tye Green Cressing Site Name: Land west of Mill Lane, Tye Green Client Name: M. Scott Properties Ltd Type of Report: Planning Statement Sam Hollingworth BA(Hons) MA MRTPI Prepared by: Senior Associate Director Date: 3 March 2021 COPYRIGHT © STRUTT & PARKER. This publication is the sole property of Strutt & Parker and must not be copied, reproduced or transmitted in any form or by any means, either in whole or in part, without the prior written consent of Strutt & Parker. The information contained in this publication has been obtained from sources generally regarded to be reliable. However, no representation is made, or warranty given, in respect of the accuracy of this information. We would like to be informed of any inaccuracies so that we may correct them. 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Land west of Mill Lane, Tye Green Cressing CONTENTS 1.0 Introduction ................................................................................................................ 1 2.0 Site and Surroundings ................................................................................................ 6 3.0 Description of the Proposal ......................................................................................... 8 4.0 Planning Policy Considerations ................................................................................ 11 5.0 Planning Assessment ............................................................................................... 26 6.0 Planning Balance and Conclusion ............................................................................ 46 Land west of Mill Lane, Tye Green Cressing 1.0 Introduction 1.1 This Planning Statement has been prepared by Strutt & Parker on behalf of M. Scott Properties Ltd (‘Scott Properties’) to support a full planning application at Land west of Mill Lane, Tye Green Cressing (‘the Site’). The application seeks permission for: Development of 80 no. age-restricted (to over-55s) bungalows; with provision of c. 4 ha of public informal open space incorporating, allotments, dog exercising area and potential land for community facility (‘the Proposed Development’). 1.2 The Proposed Development has sought to respond to adopted and emerging policies and guidance, at the national, District and Parish levels; and has been informed by pre-application engagement. Fundamentally, the Proposed Development comprises two elements. 1.3 On the eastern portion of the Site, it seeks to provide dwellings to contribute towards meeting current housing need in the District, and help address the existing deficit in supply. Specifically, it will provide age-restricted housing that is designed to meet the needs of older persons and be capable of adaptation to respond to changing circumstances. In this regards, the Proposed Development will address a particular need which neither the existing nor the emerging Development Plan addresses. 1.4 On the western portion of the Site, it seeks to provide new green amenity space to respond to local need as identified in the Cressing Neighbourhood Plan (2020). 1.5 Both elements are considered to represent significant benefits of the Proposed Development. 1.6 Scott Properties, the applicant, is an established local developer with a proven track record of delivering homes, including those specifically designed to meet the needs of older persons. 1.7 In accordance with the Council’s list of local validation requirements, and further to pre-application discussions, the application is supported by the following: 1 Land west of Mill Lane, Tye Green Cressing Document Consultant Planning Statement Strutt & Parker Statement of Community Involvement M Scott Properties Design and Access Statement Brown & Co Architecture and Planning Masterplan Layout (Ref: 20/028849/05/D) Brown & Co Architecture and Planning Architectural Plans: Brown & Co Architecture and CRE-BAC-ZZ-ZZ-DR-A-0100 Location Plan Planning CRE-BAC-ZZ-ZZ-DR-A-0101 Masterplan Layout CRE-BAC-ZZ-ZZ-DR-A-0102 Garden Sizes & Plot Distances CRE-BAC-ZZ-ZZ-DR-A-0103 Housing Mix and Tenure Plan CRE-BAC-ZZ-ZZ-DR-A-0104 Building Heights Plan CRE-BAC-ZZ-ZZ-DR-A-0105 Parking Plan CRE-BAC-ZZ-ZZ-DR-A-0106 Refuse Strategy Plan CRE-BAC-ZZ-ZZ-DR-A-0107 Material Plan CRE-BAC-GA1-00-DR-A-0200 Single Garage Type 01 CRE-BAC-GA2-00-DR-A-0201 Double garage Type 01 CRE-BAC-GA3-00-DR-A-0202 Double garage Type 01 CRE-BAC-GA4-00-DR-A-0203 Double garage Type 02 CRE-BAC-GA5-00-DR-A-0204 Double garage Type 02 CRE-BAC-HE1-00-DR-A-0300 SR – 2B – Heather Lnk CRE-BAC-HE2-00-DR-A-0301 SR – 2B – Heather Lnk CRE-BAC-LI1-00-DR-A-0302 SR – 2B – Lily Det CRE-BAC-LI2-00-DR-A-0303 SR – 2B – Lily Lnk – Floor Plan CRE-BAC-LI2-ZZ-DR-A-0304 SR – 2B – Lily Lnk – Elevation 2 Land west of Mill Lane, Tye Green Cressing CRE-BAC-CA1-00-DR-A-0305 SR – 2B – Camellia Semi-Det – Floor Plan CRE-BAC-CA1-ZZ-DR-A-0306 SR – 2B – Camellia Semi-Det – Elevation CRE-BAC-CA2-00-DR-A-0307 SR – 2B – Camellia Semi-Det – Floor Plan CRE-BAC-CA2-ZZ-DR-A-0308SR – 2B – Camellia Semi-Det – Elevation CRE-BAC-HI1-00-DR-A-0309SR – 3B – Hibiscus Det CRE-BAC-MA1-00-DR-A-0310SR – 3B – Magnolia Det CRE-BAC-MA2-00-DR-A-0311SR – 3B – Magnolia Det CRE-BAC-JA1-00-DR-A-0312SR – 3B – Jasmine Det CRE-BAC-JA2-00-DR-A-0313SR – 3B – Jasmine Lnk – Floor Plan CRE-BAC-JA2-ZZ-DR-A-0314SR – 3B – Jasmine Lnk – Elevation CRE-BAC-JA3-00-DR-A-0315SR – 3B – Jasmine Lnk – Floor Plan CRE-BAC-JA3-ZZ-DR-A-0316SR – 3B – Jasmine Lnk – Elevation CRE-BAC-JA4-00-DR-A-0317SR – 3B – Jasmine Lnk – Floor Plan CRE-BAC-JA4-ZZ-DR-A-0318SR – 3B – Jasmine Lnk – Elevation CRE-BAC-JA5-00-DR-A-0319SR – 3B – Jasmine Int CRE-BAC-WI1-00-DR-A-0320SR – 3B – Wisteria Det CRE-BAC-JU1-00-DR-A-0321SR – 4B – Juniper Det CRE-BAC-JU2-00-DR-A-0322SR – 4B – Juniper Det CRE-BAC-AF1-00-DR-A-0323SR – 2B – Aff Semi-Det Type 01 CRE-BAC-AF2-00-DR-A-0324SR – 2B – Aff Semi-Det Type 01 CRE-BAC-AF3-00-DR-A-0325SR – 2B – Aff Semi-Det Type 02 CRE-BAC-AF4-00-DR-A-0326SR – 2B – Aff Semi-Det Type 02 CRE-BAC-AF5-00-DR-A-0327SR – 2B – Aff Det Type 01 CRE-BAC-AF6-00-DR-A-0328SR – 2B – Aff Det Type 01 CRE-BAC-AF7-00-DR-A-0329SR – 2B (3) – Aff Det Type 01 CRE-BAC-AF8-00-DR-A-0330SR – 3B – Aff Semi-Det Type 01 3 Land west of Mill Lane, Tye Green Cressing CRE-BAC-AF9-00-DR-A-0331SR – 3B – Aff Semi-Det Type 01 CRE-BAC-AF10-00-DR-A-0332SR – 3B – Aff Semi-Det Type 02 CRE-BAC-AF11-00-DR-A-0333SR – 3B – Aff Det Type 01 CRE-BAC-TE1-00-DR-A-0334SR – 1B – Terrace Type 01 CRE-BAC-AL1-00-DR-A-0335SR – Almshouse Type 01 – Floor Plan CRE-BAC-AL1-ZZ-DR-A-0336SR – Almshouse Type 01 – Elevation CRE-BAC-AL2-00-DR-A-0337SR – Almshouse Type 02 – Floor Plan CRE-BAC-AL2-ZZ-DR-A-0338SR – Almshouse Type 02 – Elevation CRE-BAC-AL3-00-DR-A-0339SR – Almshouse Type 03 – Floor Plan CRE-BAC-AL3-ZZ-DR-A-0340SR – Almshouse Type 03 – Elevation Transport Assessment Cannon Consulting Engineers Topographical Survey BB Surveys Ltd Landscape Visual Assessment Nigel Cowlin Ltd Preliminary Ecological Appraisal Geosphere Environmental Arboricultural Survey Geosphere Environmental Letter Addendum to Phase 1 Desk Study Ref: Geosphere 1216,DS,EC,AR,DESK,AB,TP,11-06-15,V2 Environmental Phase 1 Desk Study Geosphere Environmental Flood Risk Assessment Cannon Consulting Engineers Heritage Statement RPS Group Archaeological Desk Based Assessment RPS Group 1.8 The Planning statement is structured as follows: Section 2 describes the Site and surroundings. Section 3 summarises the Proposed Development, and how proposals have been formulated (including through pre-application discussions). 4 Land west of Mill Lane, Tye Green Cressing Section 4 summarises the relevant key national and Development Plan policies. Section 5 analyses the main planning considerations. Section 6 draws together the conclusions of the Planning Statement, and considers the planning balance. 5 Land west of Mill Lane, Tye Green Cressing 2.0 Site and Surroundings 2.1 The Site measures approximately 8.97 hectares and comprises a large unused greenfield parcel. The Site is relatively featureless but for some mature trees and vegetation towards the western boundary of the parcel, with the boundaries towards the south west and east of the Site near Bulford Lane and Mill Lane well landscaped in parts. 2.2 The Site is located outside of, but immediately adjacent to, the existing settlement boundary of Tye Green Cressing to the east. To the north and south of the site lie open fields. There is a residential plot to the south west. Further to the west lies the village of Black Notley with a residential plot immediately adjacent to the western boundary; and Cressing Railway Station to the west. 2.3 Tye Green, Cressing is an established rural settlement located to the south-east of Braintree, lying within Braintree District and the Parish of Cressing. It is the focus of the population of Cressing Parish. 2.4 Tye Green, Cressing benefits from a range of services and facilities, post office and convenience store, sports and leisure club all within close proximity of the Site. In terms of educational facilities, the village also benefits from a Primary School – Cressing Primary School. The village’s services and facilities are within walking distance of the Site. 2.5 The village is located in close proximity to Braintree, with Braintree town centre less than two miles to the north-west.