Neighbourhood Plan V26

Contents

1. Foreword

2. Introduction

3. Sustainable development

4. Background

5. What does the Eight Ash Green Neighbourhood Plan do?

6. Our village

7. Key issues for EAG and our Vision Statement

8. Consultation and process

9. The future provision of additional housing in the village

10.Village Settlement Boundary

11.Objectives and Policies

a. Fiddlers Field (Site 226) development

b. Other housing

c. Environment

d. Heritage

e. Natural resources and renewable energy

f. Local businesses

g. Community amenities

12.Projects

13.Section 106 Town and Country Planning Act 1900

14.Supporting documents

15.Next steps and monitoring

16.Annexes

a. Annex A – Map of the Eight Ash Green “Neighbourhood Area”

b. Annex B – Landscape Character Area

c. Annex C – Members of the Neighbourhood Plan Group and acknowledgments

d. Annex D –Map of Eight Ash Green showing the 9 Call for Sites localities

e. Annex E – Letter to four landowners

f. Annex F – Map of Fiddlers Field (Site 226)

g. Annex G – Criteria for choosing a site for potential development

h. Annex H -SWOT analysis of all the potential sites for development

i. Annex I – Map of the current Settlement Boundary (Village Envelope)

j. Annex J – Map showing the proposed new Settlement Boundary (Village Envelope)

k. Annex K - The type/number and style/number of properties that may be built on Fiddlers Field (Site 226)

l. Annex L – Map of the areas our Environment Policies aim to protect

m. Annex M – Map of the flood risk from surface water

n. Annex N – A table setting out details of our 13 Listed Buildings in Eight Ash Green

o. Annex O – A map showing the locations of our 13 Listed Buildings

p. Annex P - Map of the two Business Areas in Eight Ash Green

q. Annex Q – Layout of the Moat Farm business area

1. Foreword

1.1 This document is the pre-submission consultation draft of the Neighbourhood Plan for Eight Ash Green in respect of the period 2017 – 2033. It covers the area within our parish boundary including the distinct communities of Eight Ash Green, Fordham Heath, Daisy Green, Lexden Heath and Seven Star Green. – see map at Annex A. Colchester Borough Council approved this designation in June 2015.

1.2 The purpose of this pre-submission version is to provide local people and other interested parties such as businesses, landowners, developers and land agents with the opportunity to comment on our draft Plan. Later on in the process, there will be other opportunities for people and interested organisations to comment on the Plan as part of the statutory public consultations.

1.3 The responses to this consultation will be set out in a Summary of all the comments received which will be placed on the Eight Ash Green website at www.eightashgreen.net The responses will help inform the next stage – the preparation of the Neighbourhood Plan for formal submission to Colchester Borough Council.

1.4 Can we ask you therefore, to read this document very carefully and to let us have any comments by NO LATER than Sunday 25^th March please. A response form can either be found on our website at www.eightashgreen.net. or if you do not have access to the internet, and would like to have a hard copy of the response form, please contact Jenny Jones on 01206 768252.

1.5 Thank you in anticipation and we look forward to receiving your comments.

Eight Ash Green Neighbourhood Plan Group

Authorised by the Eight Ash Green Parish Council to prepare this Neighbourhood Plan

February 2018

2. Introduction

2.1 A Neighbourhood Plan sets out a vision for an area and the planning policies for the use and development of land. It will form part of the statutory planning framework. The policies and proposals contained within it will be used as a basis for the determination of planning applications. The Plan must be in conformity with the Government’s National Planning Policy Framework and must satisfy the Basic Conditions which are:

o The policies have regard to national policies and advice contained in guidance issued by the Secretary of State.

o The plan contributes towards the achievement of sustainable development.

o The policies are in general conformity with the strategic policies in the Local Plan prepared by the Local Planning Authority.

o The Plan is compatible with and otherwise does not breach EU obligations.

2.2 The Neighbourhood Plan has been prepared with regard to the National Planning Policy Framework[1] as well as guidance set out in the National Planning Practice Guidance. The policies in the Neighbourhood Plan are in general conformity with the strategic policies in Colchester Borough Council’s Publication Draft Local Plan.[2]

2.3 In accordance with the notice given by the Eight Ash Green Parish Council to the Local Planning Authority on 15^th June 2015, the area contained within the Parish boundary is designated as the formal Neighbourhood Area. The Parish Council is able to confirm that this is the only Neighbourhood Plan for the Parish.

2.4 A Neighbourhood Plan ensures communities play a greater role in determining the future of their area. Once it is adopted following a successful result at a local referendum, it becomes a statutory part of the Colchester Borough Council Local Plan and will carry material weight in determining all planning applications within the Parish.

2.5 Together with the Local Plan, the policies in the Neighbourhood Plan will provide the statutory basis for the determination of planning applications (by Colchester Borough Council) in the Eight Ash Green Neighbourhood Area. Neighbourhood planning policies only influence development that requires a planning application. The Plan cannot therefore include policies that fall outside the remit of planning control. In the course of consulting our residents about the Neighbourhood Plan, a number of other issues arose that were related to planning policy but not so strongly that they could be included in the Plan. These are dealt with in the ‘Projects’ section of the Neighbourhood Plan and although policies dealing with these cannot be delivered by a Neighbourhood Plan, they are considered by the Parish Council as equally important to pursue.

2.6 In support of our Neighbourhood Plan, we have prepared a number of documents which are available on line at our website. They include our Project Plan; Consultation Statement; Evidence Base; and the Basic Conditions Statement.[3]

3. Sustainable development

3.1 A requirement of Neighbourhood Plans is that they must promote the achievement of Sustainable Development. This means that “economic, social and environmental gains should be sought jointly and simultaneously through the planning system”.[4] The table below articulates how, taken as a whole, this Neighbourhood Plan contributes towards the achievement of sustainable development.

SD component	Objective	Policy
An economic role	-To support and where appropriate, expand local businesses	BP1 and 2
A social role	-To provide for a single strategic site for development -To provide for a new road and better pavements	SP1 SP2, SP3, SP4 OH1
	-To Increase the housing supply including smaller properties for downsizers and younger families	SP 5 – 8 OH1
	-To provide for potential access to the internet	SP10 OH1
	- Designate land for a new village community hub/hall - Support for a recreational area - To provide for improved access for play and recreation	CA1 CA2 SP12
An environmental role	-To provide for charging for electric vehicles - Improved landscaping -To provide for a new bus link -To provide for a new footpath	SP9 OH1 SP14 – 15 SP 16 SP17
	-Retention of existing gap between Eight Ash Green and other settlements	EnvP1
	- To provide for protection for green/open spaces -To provide for protection for hedgerows, trees and woods -To provide for protection and enhancement of footpaths, cycle and bridleways	EnvP2 EnvP3 EnvP4
	-Prevention of flooding in the village	EnvP5, SP13
	-Protection of our ancient heritage	Her1
	-To promote effective use of our natural resources	NRP1, NRP2 SP11

4. Background

What is the Eight Ash Green Neighbourhood Plan seeking to achieve?

· To define a new settlement boundary for the village;

· To set out an overarching Vision for the locality underpinned by a broad set of Objectives and detailed Policies on the development and use of land both for domestic properties and for businesses;

· To identify how and where in Eight Ash Green, growth set out in the emerging Local Plan for Colchester is to be met; and

· To set out how the residents of Eight Ash Green would like to see their community develop and prosper in a sustainable way over a particular time frame – 2017 to 2033 in our case.

What are the issues we are seeking to address in the Plan?

Fundamentally, there are four issues:-

· First, how to preserve all that is good about living in a small rural village, the latter being an important factor as to why people like living in Eight Ash Green;

· Second, how to play a responsible part in the continuing expansion of the Borough of Colchester;

· Third, how to ensure that over the Local Plan period of 2017 to 2033, future development is controlled to ensure 150 dwellings are built on a location chosen by the villagers; and

· Fourth, to encourage more small businesses into the village with the aim of expanding the opportunities for local employment.

How does our Plan link with the Colchester Borough Council Local Plan?

• Colchester Borough Council is producing a Local Plan that will set out the future development of the Borough over their plan period of 2017 – 2033 which will include the vision and strategic objectives for Colchester as a whole. As part of this process, it will detail the policies for those areas identified as having the capacity to help deliver the future growth of the population. The Eight Ash Green Neighbourhood Plan will deliver 150 new dwellings, thereby contributing to the Borough’s wider housing target of 18,400 new dwellings. The Neighbourhood Plan will also seek to deliver a range of supporting infrastructure needed to ensure that all new growth is as sustainable as possible.

What does the Publication draft of the Local Plan for Colchester say about Eight Ash Green?

• Paragraph 6.161 says “A preferred site for development in Eight Ash Green has been identified by the Neighbourhood Plan Group through consultation with the local community”.

· The Local Plan Policy SS5 describes the proposals for Eight Ash Green in which it states that the Neighbourhood Plan will:-

· Define the extent of a new Settlement Development Boundary for Eight Ash Green

· Allocate a preferred site(s) for 150 dwellings in Eight Ash Green

· Set out any associated policies needed to support the site allocation ie housing mix, type of new housing and density for each site allocated for housing

· The Neighbourhood Plan will also set out the policy framework to guide the delivery of any infrastructure/ community facilities required to support the development.

5. What does the Eight Ash Green Neighbourhood Plan do?

Subject	NP Policy	What does it do?
Housing	SP5 – 8 OH1	Provides for an increase the housing supply including smaller properties for downsizers and younger families by way of a medium density, and an open layout of dwellings no more than 2 storeys high
Design	SP1	Provides a location for the proposed 150 new houses in the village
Environment	SP9 OH1 SP11 OH1 SP13, EnvP5 SP14-15 SP17 EnvP1 EnvP2 EnvP3 EnvP4 EnvP5 NRP1-2	Provides for wiring to be installed to allow for charging of electric vehicles Provides for storage of renewable energy Provides for mitigation of any potential flooding Provides for improved landscaping and noise reduction measures Proposes a new footpath linking the new estate with the local primary school Provides for retention of existing gap between Eight Ash Green and other settlements Provides for protection of green spaces Provides for protection for hedgerows, trees and woods Provides for protection and enhancement of footpaths, cycle and bridleways Prevention of flooding Provides for efficient use of our natural resources

Business	BP1 -2	Provides for support for local businesses
Heritage	Her1	Provides for protection of our thirteen Grade 2 listed buildings
Transport	SP16	Proposes a new bus stop and lay by
Connectivity	SP10 OH1	Provides for access to the internet
Roads and pavements	SP2 -4 OH1	Provides for a new access road and a 20mph speed limit for the proposed housing estate coupled with an improved pavement along the A1124
Community amenities	SP12 CA1 CA 2	Provides for a new play area and recreational routes Designates land for a new village community hub/hall Support for a new recreational area
	Projects
	Environment Business Infrastructure Roads Education Comms Land Safety Access and Leisure	Support for natural habitats for wildlife Support for the local economy – business Protection for the rural nature of village Promotion of safety for the local primary school Support for the local primary school Provision of superfast broadband Promotion of maintenance of land and parking Promotion for modern street lighting Water for allotments; maintenance of sports pitches; dog poo bins; National Cycle Route No 13 – dedicated cycle network and stands; footpaths and bridleways; the annual Music Festival

6. Our village

Brief History

6.1 The Parish of Eight Ash Green came into existence in 1947 taking land from the surrounding Parishes – 641 acres from Fordham, 844 acres from Copford, 125 acres from Stanway and 4 acres from Aldham. At the time, the population was approximately some 600 and the villagers were mainly involved in agriculture and local trades. There were scattered farms and cottages with two main dwelling areas around Fordham Heath as well as the crossroads by what was the Brick and Tile Public House. The Commons at Seven Star Green and Daisy Green were given to our Parish Council in 1973 by deed of gift by the Lord of the Manor of Copford.

Socio-economic profile

6.2 The current socio economic profile of the village shows:-

· Some 1,730 people live locally made up of 1,070 working age adults (62%); 295 children under age 16 (17%); and 365 people over age 65 (21%) - 2011 census[5]

· The majority who work are employed at locations outside the village. Agriculture is no longer a principal class of work. (responses to our 2017 questionnaire)[6]

· There are three distinct areas of housing:-

o Spring Lane / Fordham Heath / Heathfields and Searle Way/The Walk and the Rise;

o Wood Lane/Fiddlers Folly/Porters Lane and Close; and

o Seven Star Green (2017 physical survey of the village)

· The 2017 physical survey of the village undertaken by the Neighbourhood Plan Group shows there are some 680 dwellings containing a mixture of housing types comprising:-

§ 252 detached houses (37%)

§ 129 semi-detached houses (19%)

§ 7 semi-detached bungalows (1%)

§ 143 terraced houses (21%)

§ 122 bungalows (18%)

§ 27 flats (4%)

Key facilities and assets

6.3 Within the village is: an ancient 36 acre Heath which is both a registered green and has common land status; an open green landscape both internal and external to the village with several conservation areas; thirteen Grade 2 listed buildings; a public house; a village hall; a church; allotments; a hotel and leisure club; two dental surgeries; a play area for children; eight ponds that support a myriad of wildlife; an Ofsted rated good primary school; and recreation facilities by way of both a cricket and football pitch.

6.4 Assets within 5 kilometres include Colchester town with its multitude of shops and facilities; a good transport infrastructure with links via the A12 and the main London to Norwich rail line at Colchester and local rail services at Marks Tey stations, the Stanway shopping and leisure facilities; three GP surgeries including a health centre; and good secondary and further education establishments.

The future

6.5 Following extensive consultations within the village, residents are prepared to accept 150 additional dwellings as part of the Local Plan. This represents a twenty-two per cent uplift on our current housing stock, we do not wish to expand any further either in terms of the number of houses or building on any more land in the village during that plan period. That said, our intention is to welcome and integrate the newcomers to our village and way of life.

6.6 Our overriding wish is to remain a sustainable, quiet, rural Parish, which overlooks and is part of the beautiful Colne Valley to our north, and is sited on the edge of, but not part of, Colchester/Stanway or the proposed West Tey Garden Community/ New Town.

Landscape Character of the village

6.7 The Colchester Borough Council Landscape Character Assessment[7] provides a baseline inventory and description of the Borough’s landscape character types and areas. “Character” is defined as a distinct, recognisable and consistent pattern of elements that make each landscape (or townscape) different. Character is influenced by particular combinations of visual, ecological, historical, settlement, built components, and other intangible aspects such as tranquillity and sense of place.

6.8 The need to protect landscape character has been recognised by Essex County Council and the need to protect the distinctive character of villages and countryside. The unique character of our village has been set out in the Eight Ash Green Village Design Statement of 2013[8] refreshed by the responses to our questionnaire of Spring 2017.

6.9 Regionally, Eight Ash Green is categorised as being in the North Thames Regional Character Area. In terms of the Essex County Character Areas, it is categorised as being in the E2 South Colchester Farmlands Area, nested right up against the C7 Colne Valley Character Area to the north. See map at Annex B. It is described as being as a “small linear village settlement” with its “setting providing visual and physical separation from Colchester”.

6.10 Our village is based on sediments of sand and gravel as well as clay deposits and comprises a gently undulating broad plateau predominantly used for arable or improved pasture. It interspersed with woodland and natural habitats in an open environment that provides wildlife corridors, combined with an ancient 36 acre heath.

6.11 The community of Eight Ash Green greatly values the benefits of a truly rural village where it does not wish to become a suburb of Colchester as part of a creeping urban sprawl. Whilst the landscape does not merit the award of being an Area of Outstanding Natural Beauty, nevertheless it is characterised by a lovely open feel with many natural features such as the Heath, mature trees and woods, ponds and fields lined with ancient hedgerows, footpaths and bridleways.

6.12 The Landscape Character Assessment recommends a landscape strategy that will preserve and enhance the distinctive character of villages and countryside. References to and support for such a strategy, are set out below in the appropriate Objectives and Policies sections.

7. The key issues for Eight Ash Green and our Vision Statement

7.1 The key issues, were identified from extensive meetings with villagers, businesses, landowners and the Parish Council, the responses to our questionnaire and local knowledge and include:-

· retaining the rural character of the village by protecting the environment – landscape/open spaces, thus helping to support nature conservation

· ensuring there is no coalescence with Stanway and/or Colchester or the proposed West Tey Garden Community/New Town ie the prevention of urban sprawl and urbanisation of the village

· providing high quality housing with good design and layout on a site chosen by the villagers.

7.2 These are reflected in our Vision Statement:-

The Vision for Eight Ash Green is that it should remain a small village located in a rural setting, mainly consisting of residential dwellings interspersed with open farmland but also containing some small business premises. Eight Ash Green should continue to enjoy wide open spaces within the village with uninterrupted views of the countryside. It should remain clearly separated from other nearby villages - it is not and should not become a suburb of either Stanway, Colchester or the proposed West Tey Garden Community/New Town.

7.3 Other key issues which are important include:-

· encouraging the domestic use of green energy

· looking after our biodiversity

· jobs – encouraging local employment/businesses and the best use of land

· having effective and convenient transport links in the village

· valuing our heritage

· the provision of effective wired broadband.

8. Consultation and process

8.1 Development of the Plan throughout its whole process has been based on continuous consultation with a wide variety of different parties with a particular focus on the villagers. Full details are contained in our Consultation Statement but broadly speaking, these were the main steps:-

· Following the decision taken by the Parish Council in February 2015 to produce a Plan, a Neighbourhood Plan Group was formed (see Annex C)

· The Group then undertook a wide programme of work (full details are contained in our Project Plan and Consultation Statement both of which are available on our website) to:

o obtain agreement of Colchester Borough Council of the Designated Area for the Neighbourhood Plan (the Parish boundary)

o obtain the necessary funds at various stages to support the programme of work

o draw up a list of potential stakeholders

o undertake a physical housing survey to establish the number, type and location of all the houses currently in the village

o assess the relative merits of the nine sites put forward as part of the Colchester Borough Council Call for Sites programme (see Annex D) as well as three other sites identified by the Neighbourhood Plan Group but not put forward by the respective landowners

o meet with and fully consult with all the landowners and/or agents for the 9 Call for Sites localities (11 meetings so far)

o undertake a physical survey of all 12 potential sites

o audit the existing infrastructure in the village

o create a profile of the area

o meet with various businesses/owner in the village (7 meetings so far)

o meet with the local farmers (2 meetings so far)

o carry out (3) surveys to include an assessment of all the sites being put forward for development, the number and location of houses in the village as well as obtaining details of the traffic survey carried out by Essex County Council

o gather the evidence required from local stakeholders eg health, education, transport, church (15 meetings so far)

o consult the villagers as appropriate by way of (3) focus group meetings, (13) open village meetings (eg 254/102 villagers attended) as well as (3) home visits, all the while keeping them informed of progress eg (12) flyers – updates delivered to every household; (8) articles in the village newsletter delivered to every household; and (10) regular updates to the Neighbourhood Plan website

o hold an Annual Public Meeting every year (3) to remind villagers about progress over the previous year; to seek their views and answer questions; and to set out the forthcoming programme of work

o distribute a questionnaire to every household to obtain the views of the villagers on a number of specific points (477 responses received equivalent to a 33 per cent response rate)

o continue close liaison with Colchester Borough Council throughout the whole process (14 meetings so far)

o establish a good working relationship with the Rural Community Council for Essex (participated in 7 training – network events) to include obtaining their neighbourhood profile of our village

o deliver (17) presentations/updates to the Parish Council to include the submission of 2 papers

o been mentioned (5) times in the local newspaper

9. The future provision of additional housing in the village

9.1 We have taken a number of steps to validate where the additional housing should be located in support of the Local Plan. The following paragraphs set out a summary including a time-line of how we have arrived at a chosen location.

9.2 Following an initial village meeting on 22^nd April 2015 attended by 131 villagers (some 10 per cent of the adult population), where the meeting supported the Parish Council’s decision to develop a Plan, the Neighbourhood Plan Group undertook a programme of work initially to ascertain the site(s) where the additional housing might be built as follows:-

o From our regular meetings with Colchester Borough Council, we knew our village would be expected to accept some new housing as part of the Local Plan.

o However, at a meeting with Colchester Borough Council on 8^th March 2016, they informed us they were just about to publish their “Preferred Options” consultation paper[9] which was to make reference to a development site in the village as part of the Call for Sites exercise, although they did not know the precise number of houses at that stage. (We did not know, until the early late Spring of 2016, the actual number of dwellings we were expected to accommodate).

o It is the function of the Eight Ash Green Neighbourhood Plan to allocate a site for any future housing in support of a Local Plan. It became apparent we needed to consult the residents of the village urgently so that the “Preferred Options” consultation paper would properly reflect the views of the villagers about the site they thought would be best. The Neighbourhood Plan Group then set up three meetings in the village hall with the villagers in the Spring of 2016 (two small focus groups of 24 and 33 people respectively plus an open meeting attended by an additional 153 villagers) where they were asked to complete a ranking sheet in respect of all of the nine Call for Sites against each other. To enable the villagers to make an informed choice about which site they preferred, at each of the three meetings, the Neighbourhood Plan Group laid out a separate table for each of the nine sites where a designated Information Pack was on display that included a map of each site; photographs of each site; the results of the physical survey carried out by the Neighbourhood Plan Group; a summary of the meeting with the appropriate landowner and/or agent; and a map showing all of the nine Call for Sites. The outcome of the ranking exercise from these consultation meetings determined that only three out of the nine sites produced a “Net Promoter Score” ie the positives outweighed the negatives with Fiddlers Field (Site 226) being the preferred location for future development. Sites 155 and 150 came second and third respectively. See map at Annex D. We subsequently informed all the landowners of the outcome of the three meetings as well as informing the Parish Council on 11^th May 2016.

o Site 150 was rejected by the Parish Council at its meeting on 11^th May 2016 as adoption could lead to coalescence with Stanway, contrary to the Vision statement for our village. Site 150 was subsequently also rejected by Colchester Borough Council as “unsuitable” on the same grounds.[10]

o We only became aware for the first time of the precise housing numbers the village would be expected to absorb at a meeting with Colchester Borough Council on 27^th May 2016. This quantum was subsequently confirmed in Policy SS7 of the “Preferred Options” consultation paper published on 5^th July 2016. It showed that Eight Ash Green was to “identify specific site(s) for housing allocations to deliver up to 150 dwellings”. [Colchester Borough Council Policy SS7 has now been superseded by Policy SS5 where the words “up to” have been deleted so that the Policy is only satisfied by the delivery of this number of dwellings, not a lower number].

o Having got a clear steer about the numbers, we informed the village both by way of a flyer distributed to every household in July 2016 and in the Neighbourhood Plan regular article in the village newsletter of November 2016.

o In September 2016, following the addition of a potential new site put forward for development at Heathfields (or HF), not included in the previous response to the Call for Sites, as well as significant changes being notified in regard to two existing sites (063 and 155) which amended their original offer, a further open village meeting was held on 21^st January 2017 (attended by 254 villagers). Villagers were asked to rank these three new and amended sites as well as the preferred Fiddlers Field (Site 226) to accommodate the 150 houses on single strategic site. In preparation for the meeting, a letter was delivered to each of the four landowners – agents and a copy is at Annex E. All the four landowners – agents responded so along with an updated Information Pack, we presented the following at each of the four dedicated tables:-

• An agreed summary of our meeting(s) with the landowners – agents

• A “floor plan”, prepared by landowners – agents of what the site might look like once it was developed

• The answers to each of the four questions posed in our letter

· “Are you willing to offer some land on your site to provide for a new village hall and car parking?”

· If not on your land, are you willing to provide for a new village hall and car park elsewhere in the village?”

· “The NP Group recognises that detailed discussions have not been held yet about the precise number, type of location of individual houses to be built, but as a matter of principle, will you be willing to provide for smaller homes to be built that will allow elderly residents to “down size” eg by way of bungalows?”

· “Can you let us have a brief statement as to why the village should choose your Site to accommodate up to 150 houses?”

· Three of the four landowners and two of their agents were present on 21^st January except for site HF whose representatives did not attend despite being invited to do so. Fiddlers Field (Site 226) remained the clear favourite with 68.9 per cent of the vote, with site 155 remaining in second position with a 14.7% first choice preference. Site 063 came third with 11.6% first choice preference and the HF site being ranked last with a 4.8% first choice preference.

o On 10^th February 2017, we informed each of the four landowners and/or agents of the outcome of the 21^st January village consultation meeting and an “update” note informing all the villagers of the result was distributed to every household, reinforced by an article in the March 2017 village newsletter.

o For the record, we were advised by Colchester Borough Council that as part of the January 2017 consultation meeting, we did not need to include the rejected sites from the Spring 2016 consultation exercise because there had been no material change to their offering.

o The development of 150 dwellings (which represents a 22% increase in our current housing stock) on a single strategic location (Fiddlers Field (Site 226)) at the western edge of the village was subsequently endorsed by the Parish Council at its meeting on 8^th February 2017. Fiddlers Field (Site 226), which has now become the “Chosen” site in the village - see map at Annex F is to be the location promoted in the Neighbourhood Plan.

o The choice of having a single “strategic” site for the development of 150 houses was made clear to and supported by the villagers at the Neighbourhood Plan Group Annual General Meeting on 16^th November 2016. The single “strategic” site was referenced in the ranking form villagers were asked to complete at the 21^st January 2017 meeting; it was also specifically mentioned in the village newsletter of March 2017; it was one of the displays at the subsequent open village meeting on 6^th May 2017 (102 villagers attended); as well as being included in v17 of the Neighbourhood Plan also available for inspection and comment on 6^th May.

o The criteria adopted and supported by the villagers in deciding what site the proposed 150 dwellings should be built are:-

o The chosen site must be supported by the majority of the villagers

o The site must have direct access to the A1124, the main arterial road through the village

o All 150 houses must be only on a single strategic site

o The site must not encroach upon the open nature and views within the village

o The site must not lead to coalescence with Stanway, Colchester or the proposed West Tey Garden Community/New Town.

o Further details showing the reasons why these criteria have been chosen are at Annex G.

9.3 A SWOT analysis of the original 9 Call for Sites localities; the 3 Possible Other Sites; and the revised sites 155 and 063 plus the new HF site is contained in Annex H.

10. Village Settlement Boundary

10.1 “Village Settlement Boundary” is the new terminology for what used to be called the “Village Envelope”. In our considerations, there are three aspects, two for Eight Ash Green and one for Colchester Borough Council.

10.2 First, as mentioned above, the Colchester Borough Council Policy SS5 places a requirement on the Neighbourhood Plan to “Define a new Settlement Development Boundary for Eight Ash Green”. Following the decision to accept 150 dwellings on Fiddlers Field (Site 226), on 8^th February 2017, the Parish Council agreed to the principle that the current Settlement Boundary will be extended to include Fiddlers Field (Site 226).

10.3 Second, in addition to extending the Village Settlement Boundary to include Fiddlers Field (Site 226), the Parish Council is obliged to consider the whole of the boundary. On 12^th July 2017, after considering a range of options, the Parish Council decided that the only change to be made to the Village Settlement Boundary would be the extension to include Fiddlers Field (Site 226). The reasons for their decision included:-

· Over the Local Plan period 2017 to 2033, based on the Colchester Borough Council’s Objective Assessment of Housing Need, the village should grow by 150 houses and these are to be accommodated on the single strategic location of Fiddlers Field (Site 226)

· New residents moving into the village can have their needs met by the new, additional housing on Fiddlers Field (Site 226)

· There is no justification for additional building elsewhere because such provision would be in excess of the Colchester Borough Council’s Objective Assessment of Housing Need

· Ad hoc changes to the boundary would set a precedent which would be impossible to defend elsewhere in the village.

10.4 Third, as part of the development of their Borough wide Local Plan, Colchester Borough Council has conducted a Settlement Boundary Review[11] and this has included a study of those areas across the Borough classified as “countryside”. This is where countryside policies will apply which means there will be a general presumption against new development unless it accords with the special circumstances set out in their Local Plan or the National Planning Policy Framework. These settlements have previously been included within Settlement Boundaries (Village Envelopes) but it is intended to remove them. For Eight Ash Green, this means the Settlement Boundary (Village Envelope) for Seven Star Green will be removed. This is good news for the village as it gives further protection against development in this area.

10.5 The effect of these changes are shown at Annex I – a map of the current Settlement Boundary (Village Envelope) and Annex J – a map showing the new Settlement Boundary (Village Envelope) with the inclusion of Fiddlers Field (Site 226) and the exclusion of Seven Star Green.

11. Objectives and Policies

Fiddlers Field (Site 226) DEVELOPMENT

Objectives

To provide for one new, single Strategic Site for development of 150 dwellings as part of the Colchester Borough Council Local Plan.

To provide high quality housing that reflects the existing, distinct open character area of the village and meets the appropriate needs of the community both now and in the future.

Policy

Development proposals will be supported where it can be clearly demonstrated by way of supporting layout plans so that:-

· There is to be a single, Strategic Site on Fiddlers Field (Site 226) to accommodate no more than 150 dwellings

· A new direct access link road, capable of taking HGV traffic, to be built across Fiddlers Field (Site 226) directly connecting the A1124 and Fiddlers Hill, with access to the Site by way of priority junctions on the A1124 and Fiddlers Hill

· The residential part of the new development on Fiddlers Field (Site 226) is to have a 20mph speed limit

· The pavement along the whole of the northern edge of the A1124 adjacent to Fiddlers Field (Site 226) should be rebuilt to the Highways England Design Manual for Roads and Bridges, Volume 7 Pavements Design and Maintenance

· The dwellings on Fiddlers Field (Site 226) to be limited to a medium density of no more than 35 houses per hectare

· The dwellings on Fiddlers Field (Site 226) to have an open layout in common with the existing estates in the village

· The dwellings on Fiddlers Field (Site 226) to include a mixture of 1-2 bedroom properties (eg for downsizers and homes for first time buyers), 2-4 bedroom family homes, 5 bedroom homes as well as adapted homes (independent living for elderly or disabled people) provided by way of semi-detached and detached properties, terraced housing and bungalows (eg for downsizers)

· All new dwellings on Fiddlers Field (Site 226) should not be more than two storeys high

· All the new dwellings on Fiddlers Field (Site 226) should have wiring provision installed to a suitable point for external charging for electric cars/vehicles

· Appropriate ducting to be installed in every new house on Fiddlers Field (Site 226) for the provision of either copper or fibre superfast broadband

· All the new dwellings on Fiddlers Field (Site 226) should have the potential for the installation of sustainable battery pods that stores energy from renewable sources

· A public open space is to be provided on Fiddlers Field (Site 226) to include a play area and recreational routes

· An appropriate Sustainable Drainage System (SuDS) is incorporated on Fiddlers Field (Site 226)

· Appropriate landscaping and noise reduction measures are to be provided to screen off the businesses that are located to the north of Fiddlers Field (Site 226), which will be bordering/adjacent to the new residential dwellings

· Appropriate landscaping measures to be provided to screen off the existing houses in Fiddlers Folly that are located to the west of Fiddlers Field (Site 226) as well as Choats Cottages that are located to the north of the A1124 along the southern edge of Fiddlers Field (Site 226)

· Provision will be made to introduce new bus stops on the A1124 within 50 metres of the new development on Fiddlers Field (Site 226) to include appropriate lay bys

· New pedestrian routes to be provided linking Fiddlers Field (Site 226) directly with the Holy Trinity School and the nearby Fiddlers Folly estate

Section 106

Section 13 describes the generic background of Section 106.

Support for this Policy will be forthcoming where the developer provides, by way of a Section 106 agreement in writing that they will make or provide:-

· For a road that makes a direct and continuous link across Fiddlers Field (Site 226) between the A1124 and Fiddlers Hill capable of taking HGV traffic

· An appropriate contribution towards appropriate development in the Eight Ash Green primary school eg the expansion of teaching facilities to accommodate the additional children living in the development

· For an open space on Fiddlers Field (Site 226) with a recreation area suitable for the play of young children, this should include equipment

· An appropriate contribution to the establishment of two local bus stops and lay-bys on the A1124

· An appropriate contribution towards improvement at Junction 26 on the A12 to deal with additional traffic

· An appropriate contribution towards the placement of cycle stands on Fiddlers Field (Site 226) by the recreation area

· A contribution towards the provision of a new community hall for Eight Ash Green

Context

Eight Ash Green is a small, quiet village with its own distinct open character made up not just of the open views to be found externally to the settlement, but also within the village both of which reproduces a sense of spaciousness. There is a strong link here with the Landscape Character Assessment referred to in Section 4 above where “Character is influenced by ....other intangible aspects such as tranquillity and sense of place”.

Having accepted that our village is to deliver 150 dwellings in support of the Colchester Borough Council Local Plan, the primary question is where they should be located.

Intent

The intent behind the various elements of our Policies is to ensure they support the Objectives set out above. They do this by clarifying there is to be a single Strategic Fiddlers Field (Site 226) that is to accommodate the number of dwellings agreed with Colchester Borough Council (SP1); the layout of the new housing to be in keeping with the open nature of our village (SP6); the new development to accommodate the different types of housing (SP7) to include having appropriate landscape measures (SP 12,14 and 15) that help to reinforce the rural nature of the village; and the provision of effective pedestrian and transport links (SP 16 and 17).

Fiddlers Field (Site 226)

Site Policy 1 (SP1): There is to be a single Strategic Fiddlers Field (Site 226) to accommodate no more than 150 dwellings

Rationale

· As fully described in Section 9 above, Fiddlers Field (Site 226) has become the Chosen Site for future development in the village in support of the Local Plan.

· Our discussions with both the villagers and the Parish Council has shown that there is no appetite for the 150 houses to be built across numerous sites or plots around the village - the strong preference is for them to be built on a new single “strategic” site chosen by the villagers. The present estates are well defined with distinct boundaries and any extension to these could lead to the development of urban sprawl and/or ribbon development difficult to control coupled with additional traffic passing through the already busy estate roads, potentially posing a danger to children and/or elderly residents.

Supporting evidence

· The National Planning Policy Framework, Core Principle 1 says:-

o “Planning should be genuinely plan-led, empowering local people to shape their surroundings, with succinct local and neighbourhood plans setting out a positive vision for the future of the area”.

· The Colchester Borough Council Publication Draft Local Plan of May 2017 contains Policy SS5 for Eight Ash Green which says “the Neighbourhood Plan will define the new Settlement Boundary for the village and allocate a preferred site(s) for 150 dwellings”.

· The villagers have confirmed their support for both the figure of 150 dwellings derived from the Colchester Borough Council’s Objective Assessment of Housing Need and for the development to be only one Strategic Site on several occasions:-

o by way of the village consultation exercise that took place in March and April 2016 to rank the nine proposed sites for development in the village where amongst 239 ranking forms completed, Fiddlers Field (Site 226) achieved the highest level of support;

o at the 2016 AGM of the Neighbourhood Plan Group which took place on 16th November;

o by way of the further ranking exercise undertaken by 254 villagers of four proposed sites for development in the village that took place on 21st January 2017 (Fiddlers Field (Site 226) supported by 68.9%; two revised sites [155 and 063] supported by 14.7% and 11.6% respectively; and one new site HF supported by 4.8%);

o by way of their responses to question 8 of the spring 2017 village questionnaire where some 73 per cent of the 477 respondents supported the building of 150 houses on one site;

o at the Parish Council meeting of 8th February 2017; and

o at an Objectives and Policies Focus Group meeting on 25th February 2017.

o In addition, the SWOT analysis in Annex H was included in the documentation on display at open village meeting on 6^th May 2017.

ROADS and PAVEMENTS

Site Policy 2 (SP2): A new direct access link road, capable of taking HGV traffic, to be built across Fiddlers Field (Site 226) directly connecting the A1124 and Fiddlers Hill with access to the Site by way of priority junctions on the A1124 and Fiddlers Hill

Rationale

· The key reasons why the villagers chose Fiddlers Field (Site 226) (in March & April 2016 and January 2017 and the 2017 Annual Public Meeting of the Neighbourhood Plan Group) as their preferred option for future development, were:-

o the proposed link road directly connecting the A1124 and Fiddlers Hill, thus taking traffic and HGVs in particular, away from the school at Fiddlers Folly and the dangerous bend by Porters Cottages; and

o the proposed priority junctions by way of a mini-roundabouts on the A1124 and Fiddlers Hill which in the case of the former, would have the ability to slow the traffic down – motorists are observed exceeding the 40mph speed limit on the A1124 and also ignoring the 30mph speed limit upon entering the village itself on the edge of Fiddlers Field (Site 226).

Supporting evidence

· Some 78 per cent of the 477 respondents to our March 2017 questionnaire who expressed a preference to question 9 (Do you support a link road?), fully supported the introduction of a direct link road between the A1124 and Fiddlers Hill.

Site Policy 3 (SP3): The residential part of the new development on Fiddlers Field (Site 226) is to have a 20mph speed limit

Rationale

· So as to ensure the safety of residents (eg children and the elderly), there is a need for speed restriction on the new development.

Supporting evidence

· The Delivering sustainable development section of the National Planning Policy Framework in paragraph 35, third bullet point refers to:-

o “creating safe and secure layouts which minimise conflict between traffic and cyclists or pedestrians...” A key element to having a safe layout would be to slow traffic down by introducing a 20mph zone throughout the residential part of the development on Fiddlers Field (Site 226).

· Policy DM 21 (Housing Diversity) as set out in the May 2017 Publication Draft of the Local Plan refers to:-

o “creating safe, secure, convenient and attractive layouts which minimise conflicts between traffic, cyclists and pedestrians...”

· Page 37 of the CBC “Issues and Options” document of January 2015 states, in the section “Infrastructure for walking”, “In any new development.....the expectation is that new developments would restrict road traffic to 20mph”.

Site Policy 4 (SP4): The pavement along the whole of the northern edge of the A1124 adjacent to Fiddlers Field (Site 226) should be rebuilt to the Highways England Design Manual for Roads and Bridges, Volume 7 Pavements Design and Maintenance[12]

Rationale

It is vital that pedestrians, particularly parents with children in prams/buggies, people using wheelchairs and/or the elderly are able to walk safely in the village alongside the road network in the knowledge that they are doing so on a safe and stable surface, clearly separated from the nearby traffic.

Supporting evidence

A physical inspection was carried out by the Neighbourhood Plan Group on 31^st October 2017, to look at the pavement that runs alongside the very busy A1124 road which borders Fiddlers Field (Site 226). It showed the pavement is not only very narrow in places ie only just two feet, but also the surface is well worn and on occasion, is only an inch high from the road. It is not possible for two adults to walk side by side on what is a very low and narrow pavement and feel at all safe with numerous and often very large vehicles passing extremely close by. A pavement of 2.5m width is required.

HOUSING

Site Policy 5 (SP5): The dwellings on Fiddlers Field (Site 226) to be limited to a medium density of no more than 35 houses per hectare

Rationale

· Medium density housing is more in keeping with the rural feel of the village whereas high density housing is more in keeping with an urban environment.

Supporting evidence

· The Colchester Borough Council Core Strategy (Revised July 2014) H2 Housing Density states:-

o “Other locations [ie not Town Centres and Urban Gateways] with lesser access to centres and public transport should involve more moderate densities. The density of developments also needs to be informed by the provision of open space and parking, the character of the area, and the mix of housing”.

· Outside of the Hythe, Colchester Borough Council does not allow for over 35 units per ha.[13]

· As part of our on-going consultation process with the villagers, we held a specific Focus Group meeting on 25th February 2017 asking for views on a number of our draft Objectives and Policies. Support for this element of the policy was extremely high – some 90 per cent. Written comments included “Not high density” and “Essential”.

Site Policy 6 (SP6): The dwellings on Fiddlers Field (Site 226) to have an open layout in common with the existing estates in the village

Rationale

· Having an open layout to a development not only encourages wellbeing but also is more in keeping with living in Eight Ash Green which is a rural village with its wide open spaces nestled in the beautiful Essex countryside.

Supporting evidence

· The Area Profiles - Section A5 Colne River Valley Slopes, of the Colchester Borough Council’s Landscape Character Assessment of November 2005 refers to:-

o The Key Characteristics that includes “the settlement pattern of small linear village settlements such as .... Eight Ash Green...”.

· Paragraph 1.3.2 of the Planning Context section of the Colchester Borough Council’s Landscape Character Assessment of November 2005 refers to:-

o “The need to protect landscape character has been recognised by Essex County Council and the need to protect the distinctive character of the towns, villages, countryside and coast of the County...”.

· In our various meetings and discussions with villagers, the rural feel of the village and the open nature of the existing housing are often quoted back to the Neighbourhood Plan Group as being of paramount importance. It is one of the reasons why people have come to live in Eight Ash Green.

· Support for this element of the Policy comes from Design Guide 33 of our Village Design Statement which states “Should any further housing be constructed in the village, it should be of similar size, type, layout and materials to those found in Heathfields, eg to include open front gardens, personal off road driveways for two cars per household and roads of similar width and construction”.

Site Policy 7 (SP7): The dwellings on Fiddlers Field (Site 226) to include a mixture of 1-2 bedroom properties (eg for downsizers and homes for first time buyers), 2-4 bedroom family homes, 5 bedroom homes as well as adapted homes (independent living for elderly or disabled people) provided by way of semi detached and detached properties, terraced housing and bungalows (eg for downsizers)

Rationale

· The provision of a mixture of different types of housing not only contributes to the sustainability of a community providing the opportunity to meet and mix with other family units but it also provides a measure of choice for potential residents. In addition, by having 1- 2 bedroom properties, it will provide housing for young people who want to get on the housing ladder and for elderly people to downsize and be able to continue to live within the village.

· It is important that the new dwellings to be built on Fiddlers Field (Site 226) do not materially alter the character of the village (see for example details of the physical survey of the village carried out in 2017 as set out in Section 6.2 above) and an indication of both the type/number and style/number of properties that may be built on Fiddlers Field (Site 226), reflecting the views of the villagers is set out in Annex K.

Supporting evidence

· The National Planning Policy Framework, Delivering sustainable development – paragraph 50 says:-

o “To deliver a wide choice of high quality homes, widen opportunities for home ownership and create sustainable, inclusive and mixed communities, local planning authorities should:

§ plan for a mix of housing based on current and future demographic trends, market trends and the needs of different groups in the community (such as but not limited to families with children, older people, people with disabilities, service families and people wishing to build their own homes)”.

· The National Planning Policy Framework, Promoting healthy communities –paragraph 69 says:-

o “The planning system can play an important role in facilitating social interaction and creating healthy, inclusive communities.” ..... “Planning policies and decisions, in turn, should aim to achieve places which promote:

§ Opportunities for meetings between members of the community who might not otherwise come into contact with each other...”

· As set out in the Housing Diversity section of the Colchester Borough Council Preferred Options publication of July 2016, page 179 states that “All housing developments in Colchester should be inclusive and accommodate a range of households and housing need to create mixed communities”.

· Policy DM 10 (Housing Diversity) as set out in the May 2017 Publication Draft of the Local Plan refers to:-

o “....securing a range of housing types and tenures on developments across the Borough in order to create inclusive and sustainable communities. Housing developments should provide a mix of housing types to suit a range of different households .....”.

· In addition, of the 477 respondents to our March 2017 questionnaire who expressed a preference by way of their responses to question 5 (What types of property do you think we need to have on any new site in the village?), there was a clear level of support for this element of the Policy by indicating a desire for a mixture of homes:-

o family homes (2-4 bedrooms) - 83 per cent

o first time buyers and downsizers (1-2 bedrooms) – 78 per cent

o larger family homes (5+ bedrooms) – 31 per cent

o the provision of flats was very low – 10 per cent.

· As to the style of properties, 70 per cent favoured houses with 26 per cent favouring bungalows. In addition, some 90 per cent of those who expressed an opinion, favoured some adapted homes (independent living for elderly or disabled).

Site Policy 8 (SP8): All new dwellings on Fiddlers Field (Site 226) should not be more than two storeys high

Rationale

· We live in an open, rural village with plenty of open spaces and views. The construction of either very tall houses and/or high rise flats of more than 2 storeys would not only look odd but would not be in keeping with the current feel and look of the village.

· Another strong link with the Landscape Character Assessment referred to in Section 4 above is relevant here where Character is defined “as a distinct, recognisable and consistent pattern of elements that make each landscape different”. The “consistent pattern of elements” referred to are that in our village, there are no dwellings more than two storeys high.

Supporting evidence

· The National Planning Policy Framework Sustainability Objectives, Requiring good design, paragraph 58, bullet point no 4 says:-

o “respond to local character and history and reflect the identity of local surroundings...”. (There are no buildings or houses at the western end of the village, where Fiddlers Field (Site 226) is located, which have more than a 2 storey height).

· Policy DM 12: (Housing Standards) of the May 2017 Publication Draft of the Local Plan states:

o “New buildings or extensions should be designed to minimise the overshadowing of neighbouring properties ......”

· Policy DM 15: (Design and Amenity) of the May 2017 Publication Draft of the Local Plan states:-

o “Respect and wherever possible, enhance the character of the site, its context and surroundings in terms of its layout, architectural approach, height....”.

· Of the 477 respondents to our March 2017 questionnaire who expressed a preference by way of their responses to question 10 (buildings no more than 2 storeys high), some 92 per cent agreed with the proposal that the Neighbourhood Plan should say there should be no buildings more than 2 storeys high.

· In addition, Design Guide 6 of our Village Design Statement stated “Any new houses or flat developments should be limited to 2 storeys, in keeping with the existing character of Eight Ash Green”.

Site Policy 9 (SP9): All the new dwellings on Fiddlers Field (Site 226) should have wiring provision installed to a suitable point for external charging for electric cars/vehicles

Rationale

· The installation of wiring that can lead to the provision of external electric charging facilities represents a measure of “future proofing” whereby the Government and the car industry is encouraging/supporting the move toward more electronic/hybrid vehicles. For example, Volvo cars have announced they will only produce electric vehicles from 2019 onwards and Jaguar/Land Rover have said the same but from 2020 onwards.[14]

· There is no additional burden here as the installation of appropriate wiring for the potential provision of external electric charging facilities can be accommodated as part and parcel of the general wiring provision for any new dwelling eg for lights, power etc.

Supporting evidence

· The National Planning Policy Framework, Ministerial foreword says:-

o “We must respond to the changes that new technologies offer us. Our lives, and the places in which we live them, can be better, but they will certainly be worse if things stagnate”; and

· The National Planning Policy Framework Sustainability Objectives, Promoting sustainable transport, paragraph 35 (“...developments should be located and designed where practical to...), bullet point 4 says:-

§ “incorporate facilities for charging plug-in and other ultra-low emission vehicles”.

· Policy DM 21: (Sustainable Access to Development) of the May 2017 Publication Draft of the Local Plan states:-

o “All development should seek to enhance accessibility for sustainable modes of transport. Proposals for development should:

§ Incorporate charging facilities for electric and other ultra -low emission vehicles where appropriate, or as a minimum the ability to easily introduce such facilities in the future.”

Site Policy 10 (SP10): Appropriate ducting to be installed in every dwelling on Fiddlers Field (Site 226) for the provision of either copper or fibre superfast broadband

Rationale

· High speed broadband is necessary for domestic properties, both for leisure purposes and to enable people to work from home.

· There is no additional burden here as ducting can be installed as part and parcel of the build of any new dwelling.

Supporting evidence

· The National Planning Policy Framework, Ministerial foreword says:-

o “We must respond to the changes that new technologies offer us. Our lives, and the places in which we live them, can be better, but they will certainly be worse if things stagnate”.

· The National Planning Policy Framework Sustainability Objectives, Supporting high quality communications infrastructure, paragraph 42 says:-

o Advanced, high quality communications infrastructure is essential for sustainable growth. The development of high speed broadband technology and other communication networks also plays a vital role in enhancing the provision of local community facilities and services.

· The National Planning Policy Framework Sustainability Objectives, Supporting high quality communications infrastructure, paragraph 43 says:-

o “In preparing Local Plans, local planning authorities should support the expansion of electronic communication networks, including telecommunications and high speed broadband”.

· Of the 477 respondents to our March 2017 questionnaire who expressed a preference by way of their responses to question 28 (intention to change to superfast broadband) some 80 per cent responded positively.

Site Policy 11 (SP11): All dwellings on Fiddlers Field (Site 226) to have the potential for the installation of sustainable battery pods that stores energy from renewable sources

Rationale

· Sustainable battery pods are being developed as a way to store energy for the future and their introduction into domestic housing would welcomed and supported.

Supporting evidence

· The National Planning Policy Framework, Ministerial foreword says:-

o “We must respond to the changes that new technologies offer us. Our lives, and the places in which we live them, can be better, but they will certainly be worse if things stagnate”.

· The National Planning Policy Framework Core planning principles, paragraph 17, 6^th bullet point says:-

o “support the transition to a low carbon future in a changing climate......encourage the use of renewable resources (for example, by the development of renewable energy)”.

· The National Planning Policy Framework, Meeting the challenge of climate change, flooding and coastal change, paragraph 97 says:-

o “To help increase the use and supply of renewable and low carbon energy....” with bullet point no 1 saying (“local authorities to”) :-

§ “have a positive strategy to promote energy from renewable and low carbon sources”.

· Paragraphs 7.141 and 7.142 of the May 2017 Publication Draft of the Local Plan say:-

o “Climate change is an important issue which underpins the Local Plan.” (7.141)

o “In its commitment to deliver sustainable communities the Local Planning Authority is seeking to create communities that use natural renewable resources sustainability and reduce waste”. (7.142).

· Policy DM25: (Renewable Energy, Water, Waste and Recycling) says:-

o The Local Planning Authority will support residential developments that help to reduce carbon emissions....”.

· Following our specific Focus Group meeting on 25th February 2017 asking for views on a number of our draft Objectives and Policies, on 6th May 2017, the Neighbourhood Plan Group held a village open meeting to provide information, updates and comments on the variety of documentation to include the outline of the Neighbourhood Plan itself as well as the latest draft Objectives and Policies. This element of the Policy garnered some 80 per cent support.

LANDSCAPE ISSUES

Site Policy 12 (SP12): A public open space is to be provided on Fiddlers Field (Site 226) to include a play area and recreational routes

Rationale

· Whilst the provision of a public open space is the norm in contemporary developments, the provision of a designated play area is necessary. This would complement the existing play area on Fiddlers Folly and the area on the Heath which is some 1km away to the East and would only be directly accessible from Fiddlers Field (Site 226) by walking along Heath Road which is a country road with no pavements and has a 60mph speed limit.

· Whilst the expectation is that the new development on Fiddlers Field (Site 226) will be screened off from the existing houses in Fiddlers Folly (see Policy SP15 below), new recreational routes on Fiddlers Field (Site 226) are to include making links with the two existing pedestrian access points on the Fiddlers Folly estate that potentially could lead into Fiddlers Field (Site 226).

Supporting evidence

· The National Planning Policy Framework Core planning principles, paragraph 17, bullet point 4 says:-

o “always seek to secure .....a good standard of amenity for all existing and future occupants of land and buildings.”

· The National Planning Policy Framework Promoting healthy communities, paragraph 69 says :-

o “Planning policies and decisions.... should aim to achieve places which promote:

o “opportunities for meetings between members of the community who might not otherwise come into contact with each other.”

· Policy DM1: (Health and Wellbeing) in the May 2017 Publication Draft of the Local Plan states:-

o “All development should be designed to help promote healthy lifestyles and avoid causing adverse impacts on public health through:

§ Providing a healthy living environment where healthy lifestyles can be promoted including green space and creating attractive opportunities for activities including walking.....”

Site Policy 13 (SP13): An appropriate Sustainable Drainage System (SuDS) is incorporated on Fiddlers Field (Site 226)

Rationale

· At present, Fiddlers Field (Site 226) comprises open, uncultivated fields that have never been subject to flooding, however with the prospect of 150 houses and a road network being built on the site, it will be prudent to ensure a SuDS is incorporated into the development.

Supporting evidence

· The National Planning Policy Framework Meeting the challenge of climate change, flooding and coastal change paragraph 99, says:-

o “Local Plans should take account of climate change over the longer term, including factors such as flood risk..... New development should be planned to avoid increased vulnerability to the range of impacts arising from climate change.”

· Policy DM 24: (Sustainable Urban Drainage Systems) in the May 2017 Publication Draft of the Local Plan states:-

o “All new residential .... development.....should incorporate Sustainable Drainage Systems (SuDS) appropriate to the nature of the site”.

o “Opportunities should be taken to integrate sustainable drainage within the design of the development, to create amenity space, enhance biodiversity and manage pollution. Existing drainage features such as ditches and ponds should be retained on site where possible as part of the SuDS schemes”.

Site Policy 14 (SP14): Appropriate landscaping and noise reduction measures are to be provided to screen off the businesses that are located to the north of Fiddlers Field (Site 226) which will be bordering/adjacent to the new residential dwellings

Rationale

· Some domestic housing on Fiddlers Field (Site 226) will sit alongside the existing small commercial premises at Fiddlers Farm to the north so the latter should be screened off from the new development. Such screening may include the planting of native hedgerows and/or trees so as to provide a natural, environmentally friendly buffer zone as well as appropriate aesthetic acoustic barriers.

· The aim is to protect a residential amenity and privacy so as to prevent undesirable overlooking, noise and dust disturbance and to encourage good neighbourliness.

Supporting evidence

· Following our specific Focus Group meeting on 25th February 2017 asking for views on a number of our draft Objectives and Policies, on 6th May 2017, the Neighbourhood Plan Group held a village open meeting to provide information, updates and comments on the variety of documentation to include the outline of the Neighbourhood Plan itself as well as the latest draft Objectives and Policies. Support for this element of the Policy was extremely high – some 86 per cent.

Site Policy 15 (SP15): Appropriate landscaping measures to be provided to screen off the existing houses in Fiddlers Folly that are located to the west of Fiddlers Field (Site 226) as well as Choats Cottages that are located to the north of the A1124 along the southern edge of Fiddlers Field (Site 226)

Rationale

· Domestic housing on Fiddlers Field (Site 226) will sit alongside the existing houses located in both Fiddlers Folly and Choats Cottages so they should be screened off on the field boundary from the new development. Such screening may include the planting of native hedgerows and/or trees so as to provide a natural, environmentally friendly buffer zone.

· The aim is to protect a residential amenity and privacy so as to prevent undesirable overlooking, noise disturbance and to encourage good neighbourliness.

Supporting evidence

· Of the 477 respondents to our March 2017 questionnaire who expressed a preference by way of their responses to question 37 (Should native hedgerows on field boundaries be encouraged?), there was a clear level of support for this element of the Policy with some 97 per cent in favour.

TRANSPORT

Site Policy 16 (SP16): Provision will be made to introduce new bus stops on the A1124 within 50 metres of the new development on Fiddlers Field (Site 226) to include appropriate lay bys

Rationale

· As the nearest bus stop to Fiddlers Field (Site 226) is some 200m away along the A1124 and some 80m to the east on Fiddlers Hill, the provision of new bus stops are important not just to encourage greater use of public transport, thus helping to reduce reliance on cars and reduce our carbon footprint, but also for elderly residents who may not either be able to walk 200m or do not have access to a car or no longer wish to drive.

· A new bus stop will also provide an improvement to access for services for residents of Fiddlers Folly.

· The A1124 is a very busy road with the need to ensure that the traffic flows freely and is not held up unnecessarily, possibly leading to drivers getting impatient and thereby taking risks and/or speeding to “make up lost time”. The provision of a designated bus stop only lay by will help in this regard.

Supporting evidence

· The National Planning Policy Framework Core planning principles, paragraph 17, bullet point 11 says:-

o “actively manage patterns of growth to make the fullest possible use of public transport....”

· The National Planning Policy Framework, Promoting sustainable transport, paragraph 30 says:-

o “Encouragement should be given to solutions which support reductions in greenhouse gases and reduce congestion, In preparing Local Plans, local planning authorities should therefore support a pattern of development which, where it is reasonable to do so, facilitates the use of sustainable modes of transport”.

· As set out in the SP5: Place Shaping Principles section of the Colchester Borough Council Preferred Options publication of July 2016, page 30 shows “All new development should reflect the following principles: .......Create well-connected places that prioritise the needs of pedestrians.... and public transport services.....”.

· Paragraph 3.6 of the May 2017 Publication Draft of the Local Plan refers to the:-

o “....need to manage the continuing pressures of vehicle congestion ... while developing practical solutions to ..... provide non-car based alternatives to movement around the Borough”.

· Paragraph 7.104 of the May 2017 Publication Draft of the Local Plan states:-

o “Public transport has a crucial role to play in Colchester. Providing a quality public transport network that offers a genuinely attractive alternative to the car is vital.

· Policy DM 20: (Promoting Sustainable Transport and Changing Travel Behaviour) in the May 2017 Publication Draft of the Local Plan states:-

o “Ensuring new developments are supported by quality public transport linking them to the main urban areas and major centres of employment, health and education. Access to public transport should be within walking (or cycling) distance of any new development”.

· Policy DM 21: (Sustainable Access to Development) ) in the May 2017 Publication Draft of the Local Plan states:-

o “All new developments should seek to enhance accessibility for sustainable modes of transport. Proposals for development should:

· Provide and give access to quality public transport facilities”.

· As part of our on-going consultation process with the villagers, we held a specific Focus Group meeting on 25th February 2017 asking for views on a number of our draft Objectives and Policies. Support for this element of the policy stood at the maximum – a 100 per cent. Written comments included “Definitely required”. In addition to the very strong support for the first part of this element of the Policy, reference was made to the need not just for a bus stop but also a lay by.

Site Policy 17 (SP17): New pedestrian routes to be provided linking Fiddlers Field (Site 226) directly with the Holy Trinity School and the nearby Fiddlers Folly estate

Rationale

· It is anticipated by both the local primary school, and Essex County Council (planning for up to 45 new school places) that amongst the new residents of Fiddlers Field (Site 226), there will be a number of young children who will be attending the local primary school Holy Trinity, located in Fiddlers Folly. At present, a pavement does extend from Fiddlers Folly along Fiddlers Hill but not as far as the anticipated new development which means that without a new pavement, parents and children would have to walk on the road to access the school. A new pedestrian route providing a connection between the existing pavement and the new development would not only mean a safe route for parents and children but also reduce the number of potential car journeys to and from Fiddlers Folly thus helping to reduce emissions.

Supporting evidence

· The Neighbourhood Plan Group consulted with the Head Teacher of the village primary school on 17^th November 2017, who is fully supportive of this Policy given that there will be young children resident in Fiddlers Field (Site 226) who will wish to attend her school. This is reflected in the proposed increase of some 45 places agreed with Essex County Council.

OTHER HOUSING

Objective

To ensure Objectives and Policies set out above in regard to Fiddlers Field (Site 226), apply as appropriate, to any other housing that may be built in the village of Eight Ash Green.

Context

Whilst the current focus for future house building in the village is on the proposed development of 150 dwellings on Fiddlers Field (Site 226), it is recognised that in the future, other developments may well occur whether they are in respect of a single house, the construction of more than one property and/or rural exception sites.

Intent

The intent behind the Policy set out below is to ensure that where appropriate, the same principles that are set out in the Fiddlers Field (Site 226) Development Objectives and Policies, apply to any future house building in the village.

Other Housing Policy (OH1): The following elements of the Fiddlers Field (Site 226) Policies are to apply, as appropriate to either the building of single house or construction of more than one property:-

· Policy SP3 – 20 mph speed limit

· Policy SP 5 – medium density

· Policy SP6 – open layout

· Policy SP7 – mixture of dwellings

· Policy SP8 – no dwellings more than 2 storeys high

· Policy SP9 – wiring for electric vehicles

· Policy SP10 – ducting for broadband

· Policy SP11 – battery pods

ENVIRONMENT

Objective

To maintain the existing gap between Eight Ash Green and Stanway/Colchester and other potential settlements such as the proposed West Tey Garden Community/New Town

Context

Eight Ash Green is a village separated from other nearby settlements both large and small not only consciously but also geographically, and it is the wish of the villagers to maintain that separation and therefore the distinct identity of living in Eight Ash Green. The Landscape Character Assessment referred to in Section 4 above adds weight where our village is described as being a “small linear settlement” with its “setting providing visual and physical separation from Colchester” (our emphasis).

Intent

The intent behind Policy EnvP1 below is to help maintain a clear separation of Eight Ash Green, both from current and potential future settlements. The Policy set out below, clearly supports the Objective above.

COALESCENCE

Policy

Environment Policy 1 (EnvP1): No development is to be permitted on the boundary of the Neighbourhood Plan Area/Parish Boundary which will, and/or could result in, or provide the possibility of, future coalescence of Eight Ash Green with Stanway/Colchester and/or the proposed West Tey Garden Community/New Town

Rationale

· The separation of Eight Ash Green from existing nearby developments/localities is very important to the village.

Supporting evidence

· Colchester Borough Council Preferred Options paper – Policy SP6 – Spatial Strategy for North Essex clearly states “Future growth will be planned to ensure settlements maintain their distinctive character and role, and to avoid coalescence between them”.

· In addition, on 11^th May 2016, the Eight Ash Green Parish Council rejected Site 150 which borders Stanway. Colchester Borough Council also rejected the same Site 150 in July 2016 via their “Strategic Land Availability Assessment”[15] – prevention of coalescence between settlements.

· Amongst the responses from the villagers to our Sustainability questionnaire of March and April 2016, comments included “it would diminish the separation from Stanway – Site 124; “reduces the gap between Eight Ash Green and Stanway” – Site 150; and “would erode the “green” division between Eight Ash Green and Stanway” - Site 208. [The map at Annex D shows the locations of these sites].

· In addition, 98 per cent of the 477 the responses to question 33 of the March 2017 questionnaire which asked the villagers if they agreed the green spaces that separate Eight Ash Green from Stanway, Copford, Aldham, Marks Tey, Great Tey, West Bergholt and Fordham should be preserved, agreed with this Policy.

· Finally, Design Guide 13 of our Village Design Statement also stated “The existing, open green spaces that separate EAG from Stanway, Copford and Fordham should be preserved so as to protect the rural nature and feel of the village”.

Objective

To protect and where possible, enhance green/open spaces and biodiversity in the whole of the village

Context

Eight Ash Green sits in a truly rural setting surrounded by green, wide open spaces, containing a habitat rich in biodiversity.

Intent

The intent behind these Policies which support the Objective above by way of protection of our green, open spaces, hedgerows trees and woods and footpaths, cycle and bridleways is to protect and, where possible, enhance the green/open spaces and biodiversity in the whole of the village. A map showing the areas we want to protect is at Annex L.

All our Environment Policies relate very closely with Policy ENV3 in the May 2017 Publication Draft of the Local Plan which makes reference to protecting and enhancing the green infrastructure network across the Borough. Both our Objective and the Policies set out in this section are all about wanting to preserve and enhance the distinctive character of our village and its countryside as recommended in the Landscape Character Assessment described in Section 4 above.

PROTECTION FOR THE GREEN OPEN SPACES IN THE VILLAGE

Policy

Environment Policy 2 (EnvP 2): The various parcels of land identified on the map at Annex K are to be protected from any future housing and/or commercial development. These include:-

· the Fordham Heath Registered Village Green (VG 187)

· the Registered Village Green (VG 188) at Seven Star Green

· the associated wild meadow areas in the village

· the grass verges along Seven Star Green (VG 188); Turkey Cock Lane; Daisy Green and its highway; the grass verges along Abbots Lane; and the grass verges along the Heath side of Wood Lane

· the land on or adjacent to the Iron Latch and other nature reserves/wildlife sites in the village

· the land in the Colne valley to the north of the village

· the land on or adjacent to the duck pond in Abbots Lane which might reduce the location of, depth or area of the pond

· the open field on the northern edge of the A1124 lying between Spring Lane and Wood Lane, predominantly in Grid Squares TL 93/94 and 25[16] (Site 039 of the Colchester Borough Council’s Call for Sites programme)

Rationale

· Protection and enhancement of the open aspect both within and external to the settlement, the rural nature and feel of the village are important to the villagers and are of the many reasons why people choose to live in Eight Ash Green. For such a small village, we are fortunate to have two Registered Village Greens, Protected Lanes, as well as the 10.5 acre Iron Latch nature reserve consisting of a flower-rich meadow and four acres of woodland where nightingales nest. There are five designated wildlife sites in the village – Fordham Heath, Fiddlers Wood, Seven Star Green, Iron Latch and Daisy Green Grove.

Supporting evidence

· Policy DM 17: (Retention of Open Space and Recreation Facilities) in the May 2017 Publication Draft of the Local Plan states:-

o “The Council will protect and enhance the existing network of green links and open spaces....”

· The Registered Village Greens, Fordham Heath (VG 187) and Seven Star/Daisy Green (VG 188) which includes the grass verges, are both an important medieval legacy and are registered under the same Act of Parliament, the Commons Registration Act 1965. Both areas are covered by the same 1947 Scheme of Management under the Commons Act 1899 and by the same 1948 Bye laws made pursuant to the Scheme of Management which are currently displayed on the Heath and Seven Star Green. The Scheme of Management requires that the natural aspects or features of the common must be preserved, free access to all parts be maintained and prohibits any kind of building without specific Secretary of State consent. Both of the registered Village Greens are owned and managed by the Parish Council.

· The villagers expressed their very strong support for various elements of this Policy by way of their responses to a number of questions in our March 2017 questionnaire as follows:-

o question 34 (preservation of the Heath and associated meadow areas) where, in respect of those who responded, some 99 per cent of the 477 responses received agreed the Heath and associated wild meadow areas should be preserved.

o question 36 (preservation of the Iron Latch reserve) where, in respect of the 477 responses received, some 96 per cent agreed the Iron Latch nature reserve should be preserved.

o question 35 (preservation of the Colne Valley area) where, in respect of the 477 responses received, some 96 per cent agreed the Colne Valley to the north of the village is an important setting and should be preserved.

o question 31 (preservation of the village open areas and nature reserves) where, in respect of the 477 responses received, some 99 per cent agreed the open spaces within the village should be preserved.

· Concern about protecting both the duck pond and its environment came to the fore in March 2016 when a developer put forward a proposal for a Rural Exception Site at the far south western end of Abbots Lane. Despite offering to upgrade the edge of the pond, the proposal was rejected not just because of the unsuitability of the site (Abbots Lane is very narrow) but also because of the effect the extra traffic would have on both the pond and the wildlife - ducks regularly either cross and waddle along the Lane, quite happily at present. Another example of the rural nature of our village.

· An example of how highly the villagers value both Seven Star Green and Turkey Cock Lane occurred in June 2017 when a group of unauthorised travellers occupied the Green causing significant damage and disposal of debris. This caused consternation not only with nearby residents but also across the wider village. Collective action by numerous villagers, led by the Parish Council managed to resolve the situation after a few days but a great deal of damage was done to Seven Star Green with a strong working party coming together to clear the rubbish and other mess from the site. This is indicative of the strength of feeling about our environment.

· Also, the outcome from the two rounds of consultation with the villagers in 2016 about the location for potential future development in the village, showed that Site 039 was bottom of the list of preferences – see map at Annex D.

PROTECTION FOR HEDGEROWS, TREES AND WOODS

Policy

Environment Policy 3 (EnvP 3): Any developments in the village that may result in the destruction and/or removal of existing hedgerows, trees or woods, will only be permitted if these elements are replaced with similar features that are in good condition on the same site or plot

Rationale

· Protection and enhancement of the open aspect, rural nature and feel of the village is important to and much valued by the villagers. In addition, hedgerows, trees and woods provide a vital habitat and wildlife corridors for a wide variety of species that includes birds such as pheasants and owls, squirrels, foxes and other wildlife as well as reptiles for example enhancing the biodiversity and ecology of a locality which also helps to reduce carbon dioxide in the atmosphere. The village contains a Priority Deciduous Woodland Habitat alongside the south east corner of Choats Wood, a Priority Woodland and Old Orchard Habitat site alongside Blind Lane.

Supporting evidence

· The Hedgerow Regulations 1997 make provision for the appropriate protection of important hedgerows in England and Wales.

· The National Planning Policy Framework, Core planning principles 7 says:-

o “Contribute to conserving and enhancing the natural environment....”.

· The National Planning Policy Framework Conserving and enhancing the natural environment , paragraph 109 says:

o “The planning system should contribute to and enhance the natural and local environment by:

§ Protecting and enhancing valued landscapes...” (first bullet point)

and paragraph 117 says:

o “To minimise impacts on biodiversity .... planning policies should:

§ Promote the preservation, restoration and re-creation of priority habitats.....” (third bullet point).

· Policy ENV1: (Environment) as set out in the May 2017 Publication Draft of the Local Plan says:-

o “The Local Planning Authority will conserve and enhance Colchester’s natural and historic environment, countryside and coastline. The Local Planning Authority will safeguard the Borough’s biodiversity, geology, history and archaeology, which help define the landscape character of the Borough, through the protection and enhancement of sites of .... local importance.”

· Policy ENV3: (Green Infrastructure) as set out in the May 2017 Publication Draft of the Local Plan refers to:-

o the need “...to protect and enhance the existing network of green .... infrastructure features and to secure the delivery of new green infrastructure where deficiencies and gaps are identified that will benefit communities, wildlife and the environment”.

· The Landscape Character Assessment referred to in Section 4 above makes reference to the “Character” of a locality by reference to a combination of factors to include its ecological component ie the existing hedgerows, trees and woods in our village that help to provide wildlife corridors for our native species.

· The villagers expressed their support for this Policy by way of their responses to questions 31 of the March 2017 questionnaire (retention of the open spaces, trees and nature reserves around the village) where, in respect of the 477 who responded, some 99 per cent agreed they should be retained.

· The villagers further expressed their support for this Policy by way of their responses to question 37 of the March 2017 questionnaire (encouragement of native hedgerows on field boundaries) where, in respect of the 477 who responded, some 98 per cent agreed native hedgerows should be encouraged.

FOOTPATHS, CYCLE & BRIDLEWAYS

Policy

Environment Policy 4 (EnvP 4): Development of Public Rights of Way will be supported by the Plan where the opportunity is taken to protect, expand or enhance the current network of footpaths, cycle ways and bridleways within Eight Ash Green. Where a footpath may be required to be diverted or stopped up to allow development, the footpath should be reinstated at the earliest opportunity

Rationale

· There are 15 numbered footpaths in the village coupled with other non-numbered paths that provide a good network of walking opportunities coupled with two bridleways all of which are used regularly. The Parish Paths Partnership working party undertakes a regular programme of maintenance throughout the year to keep these in good order and to ensure the finger posts and way markers can clearly be seen.

Supporting evidence

· The National Planning Policy Framework, Promoting healthy communities, paragraph 75 says:-

o “Planning authorities should protect and enhance public rights of way and access. Local authorities should seek opportunities to provide better facilities for users, for example by adding links to existing rights of way networks including National Trails”.

· Policy DM1: (Health and wellbeing) as set out in the May 2017 Publication Draft of the Local Plan says:-

o “All development should be designed to help promote healthy lifestyles and avoid causing adverse impacts on public health through:

§ Providing a healthy living environment where healthy lifestyles can be promoted including green space and creating attractive opportunities for activities including walking and cycling”.

· The Neighbourhood Plan Group met with Sustrans, the national cycling organisation, on 24^th January 2017 to discuss potential development of a network of new cycle routes in the village potential linking up with the existing National Cycle Network Route no 13 that runs through the centre of Eight Ash Green. [17] Reference to this may be found in our Access and Leisure Project 4.

· The Neighbourhood Plan Group met with the Essex Bridleway Association on 14^th November 2016 to discuss the two, unconnected bridleways in Eight Ash Green. They confirmed that it is possible to divert a bridleway but this would involve a public consultation process.

· The villagers expressed their support for this Policy by way of their responses to question 23 of the March 2017 questionnaire (if there was a cycle path network in the village would this encourage you to make use of it) where, in respect of the 477 respondents, some 49 per cent said they would.

· The villagers expressed their support for this Policy by way of their responses to question 23 of the March 2017 questionnaire (do you use the public footpaths and bridleways) where, in respect of the 477 respondents, some 93 per cent said they did.

· The villagers expressed their support for this Policy by way of their responses to question 38 of the March 2017 questionnaire (protection of the public rights of way network and bridleways) where, in respect of the 477 respondents, some 98 per cent agreed they should be protected and enhanced.

Objective

To take steps to prevent flooding in the village

PREVENTION OF FLOODING

Policy

Environment Policy 5 (EnvP 5): Development will be supported by the Plan where it can be shown that any existing ditches in the village will be protected through the development process. Where appropriate, extension to drainage facilities will be encouraged. The stopping up or diversion of ditches should be used as a last resort and will only be supported where it can be demonstrated that no additional flood risk will be created

Rationale

· Apart from a narrow strip of land on the northern edge of the Parish boundary along the River Colne (our Neighbourhood Area), the risk of flooding is low with the village mainly positioned on the high ground having a surface geology consisting mostly of thin layers of sand and gravel. However, should the existing ditches become blocked, coupled with heavy downpours of rain, then there is a risk of localised flooding. There are 10 ponds in the village that might be able to absorb flood waters should they occur although not all are located near domestic housing.

Supporting evidence

· The National Planning Policy Framework Meeting the challenge of climate change, flooding and coastal change paragraphs 94 and 99, respectively say:-

o “Local planning authorities should adopt proactive strategies to mitigate and adapt to climate change taking full account of flood risk....”

o “Local Plans should take account of climate change over the longer term, including factors such as flood risk.....

· The Colchester Borough Council Publication Draft Local Plan of May 2017, paragraphs 7.124 et seq refer to “Flood Risk and Water Management” that provides not only information about flood risk but also Policies DM23 and 24 that focus primarily on housing development.

· The map at Annex M provides a map of the flood risk from surface water.

HERITAGE

Objective

To protect the ancient heritage of our village

Context

Although the Civil Parish of Eight Ash Green as a separate, identifiable community is only some 70 years old, the village settlement pre-dates that, containing some ancient heritage, both man-made and natural.

Intent

Although it could be argued that as listed buildings are protected under primary legislation in the 1990 Planning (Listed Buildings and Conservation Areas) Act, there is no requirement to have a specific Policy regarding protection, nevertheless, we see the provision of such a Policy as sending out a clear signal of the importance attached to the preservation and long term survival of our ancient heritage in its present form.

Policy

Heritage Policy 1 (Her 1): The land adjacent to any of the 13 Listed Buildings in our Neighbourhood Plan Area- Parish Boundary is to be protected against any future housing and/or commercial development

Rationale

· The 13 Grade 2 Listed Buildings in Eight Ash Green, the oldest of which dates back to circa 1500, represent a priceless ancient heritage which needs to be preserved and protected.

· Although the village of Eight Ash Green is not an ancient village as a separate entity, nevertheless elements that make up the modern settlement have some very long standing characteristics such as the 13 listed buildings and the Registered Village Greens for example and these help to shape the Landscape Character of our village where “Character” is influenced by particular combinations of visual .... historical and settlement components...”.

Supporting evidence

· The National Planning Policy Framework, Core Planning Principles, bullet point no 10, mentions the need to:-

o “conserve heritage assets in a manner appropriate to their significance....”

· Policy DM 16 (Historic Environment) as set out in the May 2017 Publication Draft of the Local Plan states “Development that will lead to substantial harm to or total loss of significance of a listed building, conservation area, historic park or garden..... will only be permitted in exceptional circumstances where the harm or loss is necessary to achieve substantial public benefits that outweigh the harm or loss. Where development will lead to less than substantial harm this harm should be weighed against the public benefits of the proposal”.

· Annex N contains a table setting out details of the 13 Listed Buildings showing the name, grade, location, age, the date each one was listed and the English Heritage Building ID number and Annex O contains a map showing their locations.

NATURAL RESOURCES – RENEWABLE ENERGY

Objective

To encourage and support the effective and efficient use of our natural resources and promote energy efficiency in Eight Ash Green

Context

At a time when we are continually being reminded and/or warned of the effects of climate change and the need to harness our natural resources, it seems only right that we should provide a level of support and encouragement where we can at our local level.

Intent

The intent behind these Policies is not only to make it clear where the Neighbourhood Plan supports appropriate provision regarding domestic properties but in respect of possible commercial enterprises, where the geographical boundaries or limitations should apply.

Policy

Natural Resources Policy 1 (NRP 1): The installation of solar panels on new properties in the village is to be encouraged and supported

Rationale

· In terms of domestic properties, we are keen to ensure the maximum use is made of our natural resources as well as harnessing both existing and potential future renewable energy sources, thus helping to reduce reliance on fossil fuels. Existing domestic properties can already install solar panels without planning permission through their permitted development rights.

Supporting evidence

· The National Planning Policy Framework, Core planning principles, bullet point no 6, mentions the need to:-

o “....encourage the reuse of existing resources .... and encourage the use of renewable resources (for example, by the development of renewable energy)”

· Policy DM25: (Renewable Energy, Water, Waste and Recycling) as set out in the May 2017 Publication Draft of the Local Plan says:-

o “The Local Planning Authority will support proposals for renewable energy projects including ..... solar panels on buildings ...”

Policy

Natural Resources Policy 2 (NRP2): The installation of solar panel farms – sites in the Neighbourhood Plan Area will be supported providing they are located on brownfield sites and/or low grade agricultural land and are screened off in a manner appropriate to the proposed location

Rationale

· There is little appetite in the village for commercial solar panel farms as they would detract from the rural feel and look of the village. However, should such developments be proposed, then they should be located on brownfield sites and/or low grade agricultural land. Appropriate screening should be considered should, for example, any solar farm be located adjacent to any domestic housing.

Supporting evidence

· The National Planning Policy Framework, Core planning principles, bullet point no 6, mentions the need to:-

o “....encourage the reuse of existing resources .... and encourage the use of renewable resources (for example, by the development of renewable energy)”

· Policy DM25: (Renewable Energy, Water, Waste and Recycling) as set out in the May 2017 Publication Draft of the Local Plan says:-

o The Local Planning Authority’s commitment to carbon reduction includes the promotion of efficient use of energy and resources..”

o “The Local Planning Authority will support proposals for renewable energy projects including ..... solar farms ....”

o Landscape and visual impacts should be mitigated through good design, careful siting and layout and landscaping measures.”

· Following our specific Focus Group meeting on 25^th February 2017 asking for views on a number of our draft Objectives and Policies, on 6^th May 2017, the Neighbourhood Plan Group held a village open meeting to provide information, updates and comments on the variety of documentation to include the outline of the Neighbourhood Plan itself as well as the latest draft Objectives and Policies. This Policy garnered some 60 per cent support reflecting the mixed views with some residents firmly against the introduction of commercial solar farms (“ugly” was one comment made) with others recognising that should they be introduced, then Policy NRP2 should apply.

LOCAL BUSINESSES

Objective

To support and where appropriate, expand the local businesses to boost the local economy and employment

Context

A Neighbourhood Plan addresses both the development and use of land for domestic housing and also for business use. In keeping with a small, rural village, Eight Ash Green only has a limited amount of land designated or approved for business use and therefore employment opportunities. There are two main allocations of land for business use in the village, the six acre Moat Farm complex (currently with some twelve small businesses) and Fiddlers Farm (currently with some three small businesses). See map at Annex P. There are also a number of other enterprises primarily at the Holiday Inn hotel, a cluster of shops and a garage at Wood Corner, as well as farm shop and garden centre/cafe in Turkey Cock Lane.

Moat Farm

It has emerged from discussions with the land owner at Moat Farm that he is looking to improve and expand the site so as to encourage more small firms to come to the village and thereby helping to create the opportunity for more local employment. The Neighbourhood Plan Group and the Parish Council are keen to support such an approach and therefore intend that the land comprising the Moat Farm complex should become a “Designated Business Area” whereby, in future, if small businesses wish to set up in Eight Ash Green, they will be directed towards that site. Annex P shows the location of Moat Farm in relation to the village and Annex Q shows the detailed layout of the Moat Farm business area itself.

Moat Farm has been chosen because unlike the Fiddlers Farm locality, it is a good, open site capable of expansion. In addition, the owner is working hard to improve both the layout and the infrastructure and it has good access.

Moat Farm is capable of absorbing some additional small businesses. It is located on the southern boundary of our Neighbourhood Area/Parish Boundary away from what are the more densely populated areas of the village. The site, which has good access for medium size vehicles, (vehicles over four metres in height cannot obtain access from London Road, Stanway) is nestled in the countryside surrounded by trees and fields and the existing buildings do not detract from the wider ambience of the area. Whilst we want to help encourage more local employment, large commercial enterprises requiring premises of three or more storeys eg warehouses, storage, distribution centres or large industrial premises would not be appropriate on this land. The aim is to encourage/bring small, new single or two storey businesses on to the Moat Farm site.

We met with the owner of the Moat Farm business area on 7^th August 2017 who confirmed he agrees with the rationale set out above – as owner of the site, he does not wish to see large businesses/commercial concerns on his land.

Intent

The intent behind Policy BP1 below, which clearly supports the Objective above, is to clarify the expectations for the future businesses in the village, to help boost the local economy by expanding the opportunities for local employment where it is appropriate to do so.

Policy

Businesses Policy 1 (BP 1): The Businesses Policy for Moat Farm comprises

· the designation of the land at Moat Farm as the “Designated Business Area” for the village

· encouragement and support to be given to any application for small, single or two storey businesses wishing to locate to and/or build new premises in the village directing them to the Designated Business Area

· encouragement and support to be given to the owner to maintain and enhance the road surfaces on the sites to include appropriate parking for staff, visitors and commercial vehicles

· ensuring there are adequate arrangements for the containment of waste and subsequent disposal

Rationale

· In designating a Designated Business Area, the definition to be applied is as follows:-

o A “Business Development Area” is a location where not only do small businesses already exist but one that is also capable of absorbing new, small single or two storey businesses on the site without detriment to or impinging on the rural nature of the area.

· The aim is to designate the Moat Farm site as the preferred location for small, new businesses wishing to come to the village so as to help boost the local economy and encourage more local employment.

· Parts of the road surface on the site are in need of repair (broken concrete) or upgrading (little more than gravel a track). The road surface is likely to be a feature, amongst many, in a business deciding whether to locate to Moat Farm.

· With a mixture of businesses that includes renewable energy; car interiors; machine tools; double glazing and interior design, there is inevitably waste material that needs to be contained and disposed of effectively.

Supporting evidence

· The National Planning Policy Framework, Core planning principles, bullet point no 3, refers to:-

· “proactively drive and support sustainable economic development to deliver the ... businesses and industrial units, infrastructure ..that the country needs”.

· The National Planning Policy Framework, Supporting a prosperous rural economy says:-

o “To promote a strong rural economy, local and neighbourhood plans should:

§ support the sustainable growth and expansion of all types of business and enterprise in rural areas...”

· As set out in the Economic Delivery Policies section of the Colchester Borough Council Preferred Options publication of July 2016, pp 65 and 66 show that the “creation of new jobs” as well as “creating, supporting and retaining businesses” are priorities as part of the Colchester Borough Council Economic Development Strategy.

· Policy DM6 (Economic development in rural areas and the countryside) as set out in the May 2017 Publication Draft of the Local Plan says a) “Sites and premises currently used .... for employment purposes in rural parts of the Borough will be safeguarded for appropriate economic uses to ensure local residents have access to local job opportunities without the need to travel” and b) “Within ....rural sites providing an economic function, the following uses are considered appropriate in principle – Business (B1), general industrial (B2), storage and distribution (B8)....”,

· As part of our discussions with the owner of the Moat Farm business area, he:-

o stated that he is very happy for that site to be declared a designated Business Area

o also agreed the road surfaces on the site need to be improved and he has made a start on this and

o confirmed he is scrupulous in trying to ensure waste is both contained and disposed of properly but a clear exposition of this in the Neighbourhood Plan will help him to highlight the importance of this issue for the businesses on site.

· Our visit to the site on 19^th August 2016 clearly shows that the site has room for considerable expansion.

· Our subsequent meeting with him on 7^th August 2017, confirmed he is content for Business types B1 such as administrative offices and B2 such as light engineering to come to his site providing they are two storeys or less. He would be content to accept small storage businesses but large distribution centres would not be appropriate as he is offering space for up to 3,000 square feet or less. Expansion wise, he is considering a steady build up of some 5 to 6 units.

· The villagers expressed their support for this Policy by way of their responses to question 15 of the March 2017 questionnaire (agreement to a designated business area) where, in respect of those who responded, some 68 per cent agreed.

Fiddlers Farm

This is a small site with three small businesses immediately adjacent to the land designated for development – Fiddlers Field (Site 226). The site is not capable of expansion bordered as it is currently by a Grade 2 listed building (Fiddlers Farmhouse) and the road along Fiddlers Hill to the north, the protected Fiddlers Wood that includes wildlife site to the west, and the future proposed Fiddlers Field (Site 226) for the development 150 houses to the east and predominantly to the south. However, the Intent behind Policy BP2 below is for the businesses to continue to operate on this land but not to expand beyond the existing boundaries.

Policy

Businesses Policy 2 (BP 2): The Businesses Policy for Fiddlers Farm includes:-

· support for the retention of the businesses that currently operate on the existing site

· encouragement and support to be given to the owners to maintain and enhance the road surfaces on the sites to include appropriate parking for staff, visitors and commercial vehicles

· ensuring there are adequate arrangements for the containment of waste and subsequent disposal

COMMUNITY AMENITIES

Objective

To provide, support, maintain and where appropriate, introduce a range of amenities in the village

Context

Eight Ash Green has a range of good quality community amenities that includes a public house, allotments, two dental surgeries and a hotel with a leisure centre. In addition, there is a designated play area on the Heath, the Heath itself and footpaths for walkers, 2 bridleways, 2 sports pitches and National Cycle Route No 13 which runs from NW to SE across the Parish.

Intent

To ensure there is a range of modern community facilities in the village which people can participate in either collectively or individually that will help to reinforce a sense of community.

Policies

Community amenities Policy 1 (CA 1): The land to the west of the site of the C of E Church is to be designated as the site for a new Community Hub/Hall

Rationale

· Our village hall, which was formerly an army hut located in Matching Green, having moved to Eight Ash Green in 1948, is no longer fit for purpose. It is small, it will be at least 70 years old in 2018 and the facilities such as the toilets are in need of updating, hooks are available rather than a proper cloakroom and storage is poor. In addition, the car park only has some ten spaces which means that visitors either have to park on the busy Spring Lane, thus blocking the views of drivers looking either north or south (the hall is located on a sloping bend in the road) or park in nearby streets.

Supporting evidence

· The National Planning Policy Framework, Core planning principles, bullet point no 12, mentions the need to:-

o “take account of and support local strategies to improve health, social and cultural wellbeing for all, and deliver sufficient community and cultural facilities .... to meet local needs.”

· The Community Facilities section of the Colchester Borough Council Preferred Options publication of July 2016, paragraph 7.4, states that:-

o “Community facilities are an essential element of sustainable communities providing for ... health, culture, recreation....”

· Of the 477 people who responded to question 29 of our March 2017 questionnaire (is there a need for a new village hall), some 60 per cent of the villagers agreed with some 48 per cent who expressed a preference, saying it should be located on the land next to the C of E church

Community amenities Policy 2 (CA 2): Where it might be appropriate to do so, any new development that would enhance or add to the recreational areas in the village is to be supported

Rationale

· The promotion of a healthy lifestyle that involves outdoor physical activity is being encouraged by NHS England.

Supporting evidence

· Policy DM 17 (Retention of Open Space and Recreation Facilities) in the May 2017 Publication Draft of the Local Plan refers to “...protecting and enhancing the existing network of green links and open spaces....”.

12. Projects

In taking forward the development of our Neighbourhood Plan, we have identified a number of projects the village wishes to pursue/see adopted that fall outside the remit of the planning system ie non-planning actions or proposals. These are listed below and taken in conjunction with the various Objectives and Policies that form part of the Neighbourhood Plan, they provide a package of measures we wish to see implemented in the village.

Our natural environment

Protection and enhancement of the open aspect, rural nature and feel of the village is important to the villagers and is one of many reasons why people choose to live in Eight Ash Green. The Parish Council owns and maintains the Heath, the “Jewel in the Crown” of the village. The Project below garnered 100 per cent support at the village open meeting of 6^th May 2017.

Environment Project: Support and encouragement is to be provided to farmers and other land-owners who wish to introduce new and/or maintain current natural habitats for wildlife

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Economy – Business

Although the installation of charging points for electric vehicles is a widespread permitted development, Business Project 1 below sends a clear signal that we support such an expansion thus helping to reduce the carbon footprint in the village.

Business Project 1: To support the introduction of charging points for electric cars and commercial vehicles on both the Moat Farm and Fiddlers Farm business areas

Separate to the two business areas in the village (Moat and Fiddlers Farms), there are a number of small retail outlets that includes the cluster of shops and a garage at Wood Corner, as well as farm shop and garden centre/cafe in Turkey Cock Lane. Project 2 below garnered some 88 per cent support at the village open meeting of 6^th May 2017.

Business Project 2: To support the various small retail businesses located in the village by encouraging local people to use these facilities where practicable, thus helping to contribute towards the sustainability of the village

Infrastructure

Whilst the very busy A1124 runs through the centre of the village and we are only some 4 miles from the very large town of Colchester, nevertheless, Eight Ash Green is a rural village, much valued by all who live here. In addition, there are some truly rural parts of the village and these include Foxes Lane (which is a Protected Lane) and Daisy Green for example. Seven Star Green is a registered Village Green of medieval legacy and Abbots Lane has the historical feature of its pond which provides a safe habitat for wildlife. The desire to maintain the rurality of these locations remains strong with no wish to “urbanise” any of these locations. The Project below garnered support in the 90s in percentage terms at the village open meeting of 6th May 2017.

Infrastructure Project: To continue to retain and protect the unique rural nature of the village and in particular Foxes Lane; Daisy Green; Seven Star Green; Turkey Cock Lane; and Abbots Lane by not introducing any form of “urban” infrastructure such as road widening, street lights, yellow lines or pavements

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Road safety

Anti-social parking in Abbots Lane can prevent, or make difficult, access to Doucecroft School which is located at the far south eastern end of the narrow Lane. Design Guideline no 67 of our Village Design Guide of 2013 provides the basis of Project 1 below.

Road safety Project 1: To ensure that parking in Abbots Lane does not obstruct access to the school by the emergency services, by way of the introduction of appropriate traffic orders

Due to the substantial number of HGV vehicles using the unclassified road between Fordham Heath and Fordham in the vicinity of the Holy Trinity School and Fiddlers Folly, traffic calming measures would help to ensure the possibility of an incident is reduced. Design Guideline no 68 of our Village Design Guide of 2013 provides the basis of Project 2 below.

Road safety Project 2: To ensure safe and appropriate access to the Holy Trinity School by the installation of traffic calming measures such as chicanes on both sides of the local road and its junction with Fiddlers Folly

Education

A good primary school education provides the foundation for pupils as they progress through the education system and any appropriate development on the school land/premises that supports this, is to be encouraged and supported. The Project below garnered some 98 per cent support at the village open meeting of 6^th May 2017.

Education Project: To encourage and support the effective and optimum use of the land at the school with the aim of maintaining and where appropriate, enhancing the education provided to the pupils

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Communications

High speed broadband is the lifeblood of business and is highly desirable for Domestic properties, not only for leisure purposes but also to enable people to work effectively from home. The Project below garnered 100 per cent support at the specific Focus Group meeting of 25^th February 2017 and in response to question 28 of our March 2017 questionnaire, some 80 per cent of householders said they would wish to change to superfast broadband. Action Plan no 9 of the 2011 Parish Plan concerned “Broadband in the Village” where the expectation was described as follows:-

· An improvement in Broadband speed for the whole village, by the best

economical means possible”.

Communications Project: The provision of effective fibre superfast broadband to both the Designated Business Area in the village and the existing houses in Eight Ash Green is to be supported.

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Effective use of land

There are various parcels of land in the village that include areas where people park their cars so as to use the appropriate facility as per below. They should be kept in good order, safe to use and navigate, especially in view of the number of different groups, ages and disabilities of people who regularly use them. These include the Village Hall booked by numerous groups or societies; the Cricketers Public House which is a really key asset, well supported by the villagers (and beyond); the C of E Church especially if this area is to become a “community hub” with the introduction of a new village hall in due course; and the car park along Heath Road to the north of the football pitch.

Land Project: To maintain and where appropriate, to improve both the land itself and the areas for parking at the existing Village Hall on Spring Lane, the Cricketers Public House; the C of E Church; and along Heath Road

---------------------------------------------------------------------------------------------------------Community safety

To help ensure the safety of both pedestrians and motorists, it is important all the street lights in the village are in good working order and effective use is made of the latest technology. The Project below garnered some 99 per cent support at the village open meeting of 6^th May 2017.

Community Safety Project: To work with Essex County Council to ensure the existing street lights are kept in good order and, where necessary, are repaired promptly and to encourage ECC to replace the existing street lights with LED technology. A similar approach should be taken by the Parish Council in respect of the street lights that are the responsibility of the Parish Council

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Access and leisure

There is no immediate access to water on the allotment site which can deter people from adopting and developing a plot.

Access and Leisure Project 1: To support the provision of water to the allotment site in the village

If these activities are to be enjoyed, particularly by the participants, then it is vital the land is kept in good condition especially in terms of the playing surface for cricket. As owners of both pitches, the Parish Council fully supports Project 2 below.

Access and Leisure Project 2: To ensure that both the football and cricket pitches are well maintained and are kept in good condition

To help counter irresponsible dog fouling, having safe and effective dog “poo” bins is essential.

Our village newsletter of November 2015, reminded dog owners of the need to act responsibly and use the dog “poo” bins. The article in the Essex County Standard of Friday 10th February 2017 highlighted how “dirty dog owners” were making residents’ lives a misery around the Holy Trinity School leaving their dogs’ mess on the ground.

Access and Leisure Project 3: To ensure the existing dog “poo” pins are well maintained and are kept in good condition

If cycling is to be encouraged and supported, it is vital to ensure the National Cycle Network Route 13 route is kept open and as safe as possible. Our discussions with Sustrans, the national cycling organisation, emphasised the importance of this Route as a means of access to and from Colchester.

Access and Leisure Project 4: To work with Essex County Council and Colchester Borough Council to ensure that the route of the National Cycle Network Route 13 within the village is well maintained and is kept in good condition

Again, if cycling is to be encouraged and supported, a dedicated cycle path would be a key component, linking in with the village footpaths. Some 49 per cent of villagers who responded to question 22 of the March 2017 questionnaire said they would be encouraged to make use of a cycle network in the village should one be developed.

Access and Leisure Project 5: Working with Sustrans, to support and encourage the introduction of a dedicated cycle network in the village and where possible, linking this with the footpath network in the village

The provision of cycle stands located in four frequently used/visited areas covering the breadth of the village, may help encourage the villagers to cycle more often.

Access and Leisure Project 6: The placement of cycle stands at the Holy Trinity school; the car park on the northern edge of the Heath by the play area; the Cricketers PH; and at the southern end of Wood Lane by the post box is to be supported

So as to ensure both the enjoyment and safety of participants, it is vital that our footpaths and bridleways are kept in good condition. So as to encourage villagers to participate in/adopt a healthy lifestyle, it is important they have a clear and safe access to the countryside via Public Rights of Ways. Members of the village work under the auspices of the Parish Paths Partnership arrangements to clear and maintain the footpaths and bridleways on a regular basis. Design Guideline 18 of our Village Design Guide of 2013 underpins Project 7 below.

In addition, farmers and other landowners should be encouraged to report any problems in respect of the routes, way markers and finger posts to Essex County Council.

Access and Leisure Project 7: To ensure the footpaths and bridleways are well maintained and are kept in good condition and to encourage and support farmers/landowners to maintain, mark out and where appropriate, improve the Public Rights of Ways and Bridleways on their land

The annual village music festival is by now annual tradition enjoyed by many hundreds of people (Eight Ash Green residents and beyond).

Access and Leisure Project 8: To support and encourage the continuation of the annual village music festival on Parish Council land

SUMMARY

The table below summarises the Projects with regard to non-planning issues; the proposed Action(s); the lead organisation; and the Priorities:

Serial	Project	Theme	Action	Lead and partners	Priority
1	Environment	Encouragement of natural habitats for wildlife	PC to meet with farmers and landowners	PC in conjunction with farmers and landowners	Long term
2	Business 1	Charging points for electric vehicles	In conjunction with the land owners, PC to survey businesses	PC with land owners	Long term
3	Business 2	Support for small businesses	Adverts – flyers printed and distributed by business owners Articles (ie not just adverts) in the village newsletters “Sponsorship” for NPG flyers	PC working with businesses	On-going
4	Infrastructure	Protection of rural areas	PC to monitor any potential developments very closely	PC	On-going
5	Road safety 1	Parking in Abbots Lane	PC to survey households in Abbots Lane to ascertain the extent of any problems (if any)	PC with households and ECC	Low
6	Road safety 2	Traffic calming near the school	PC to survey/ask parents and the Head of the Holy Trinity School about the extent of any problems	PC with households and Head of school	Medium
7	Education	Effective use of school land	To approach the PC about any desirable proposals and/or developments	School Head	On-going
8	Comms	Provision of superfast fibre broadband	PC to survey businesses about their current speeds and requirements	PC with appropriate suppliers	High
9	Use of land	Enhancement of parking areas	Landowners to monitor use of land and to record any adverse comments	Landowners working with PC where appropriate	On-going
10	Community safety	Improvement to street lights	PC to check on standard and type of streetlights	PC with ECC	Long term
11	Access and Leisure 1	Water to allotment site	PC to establish need and potential costs and timeframes	PC with Essex Water	High
12	Access and Leisure 2	Maintenance of the football and cricket pitches		PC with sports clubs	On-going
13	Access and Leisure 3	Maintenance of the dog poo bins	PC to monitor bins on a regular basis	PC	On-going
14	Access and Leisure 4	Maintenance of National Cycle Network Route 13	PC to monitor on a regular basis	PC with ECC and CBC	On-going
15	Access and Leisure 5	To consider establishing a dedicated cycle network in the village	PC to consider a feasibility study in conjunction with Sustrans	PC with Sustrans	Medium
16	Access and Leisure 6	New cycle stands	PC to survey residents to establish a need	PC	High
17	Access and Leisure 7	Maintenance of footpaths and bridleways	PC to establish a working group of interested parties	PC in conjunction with farmers and landowners	On-going
18	Access and Leisure 8	Annual music festival	PC to support the Festival Committee	Festival Committee with PC	On-going

13. Section 106 Town and Country Planning Act 1990

Background

1. Section 106 of the Town and Country Planning Act 1990, allows for the Local Planning Authority, who in our area is Colchester Borough Council, to enter into a legal agreement with a land owner which may:

a) Restrict the development or use of land in a specified way;

b) Require specified operations or activities to be carried out in, on, under or over the land;

c) Require the land to be used in any specific way; or

d) Require a sum or sums to be paid either on a specified date or on periodic dates.

2. In broad terms, Section 106 is about providing a means through which the impacts of a given develop on a wider community might be mitigated.

3. The National Planning Policy Framework requires the following tests be applied to any contribution secured through Section 106 powers, namely that the contribution is:

a. Necessary to make the development acceptable in planning terms;

b. Directly related to the development; and

c. Fairly and reasonably related in scale and kind to the development.

4. This does not prevent the developer offering a wider package but the Local Planning Authority cannot require contributions which do not meet these requirements. Where additional benefits are offered, these cannot be used as a reason to grant planning permission.

5. While the Parish Council may have a view on how and where Section 106 contributions should be spent, Section 106 remains a power of the Local Planning Authority. However, through the Neighbourhood Plan, Eight Ash Green would like to make the Borough Council aware of these projects, so that any development within the village which generates 5. Section 106 contributions can be used towards a project to bring the greatest benefit to the residents of Eight Ash Green.

6. The potential deployment of Section 106 contributions generated from Fiddlers Field (Site 226) may include:-

· A contribution towards appropriate development in the local school e.g. the expansion of teaching facilities to accommodate the additional children living in the development.

· Supporting the provision of an open space on Fiddlers Field (Site 226) with a recreation area suitable for the play of young children, this should include equipment.

· Making a contribution to establishment of two bus stops with lay-bys on the A1124.

· A contribution towards improvements at Junction 26 on the A12 to deal with the additional traffic generated.

· The funding of cycle parking on Fiddlers Field (Site 226).

· A contribution towards the provision a new community hall for Eight Ash Green.

· Measures to deal with traffic congestion at the junction of Spring Lane and the A1124 either through the provision of a mini roundabout or traffic signal.

14. Supporting documents

14.1 In support of this Neighbourhood Plan, there are a number of documents on our website at www.eightashgreen.net :-

· A Project Plan

· A Consultation Statement

· A Basis Conditions Statement

· An Evidence base

· The Technical report of the March 2017 questionnaire

· Our Village Design Statement of 2013

14.2 In addition, there are a number of Annexes as set out below with full details in Section 16.

Annex A: Map of the Eight Ash Green ‘Neighbourhood Area’

Annex B: Landscape Character Area

Annex C: Members of the Neighbourhood Plan Group and acknowledgements

Annex D: Map of Eight Ash Green Showing the 9 Call for Sites localities

Annex E: Letter to four landowners

Annex F: Map of Fiddlers Field (Site 226)

Annex G: Criteria for choosing a site for Potential development

Annex H: SWOT analysis for all the potential sites for development

Annex I: Map of the current Settlement Boundary

Annex J: Map showing the proposed new Settlement Boundary

Annex K: The type/number and style/number of properties that may be built on Fiddlers Field (Site 226)

Annex L: Map of the areas our Environment Policies aim to protect

Annex M: Map of the flood risk from surface water

Annex N: A table setting out details of our 13 Listed Buildings

Annex O: A map showing the locations of our 13 Listed Buildings

Annex P: Map of the two Business Areas in Eight Ash Green

Annex Q: Layout of the Moat Farm business area

15. Next steps and monitoring

14.1 The next steps of this pre-submission consultation draft v26 of the Neighbourhood Plan is to undertake the statutory six week consultation under Regulation 14 of Part 5 of the Neighbourhood Planning (General) Regulations 2012; to monitor the responses; to amend this draft Plan where appropriate; and submit it to Colchester Borough Council for validation and agreement.

16. Annexes

Click on link below to display an annex

Annex A: Map of the Eight Ash Green ‘Neighbourhood Area’

Annex B: Landscape Character Area

Annex C: Members of the Neighbourhood Plan Group and acknowledgements

Annex D: Map of Eight Ash Green Showing the 9 Call for Sites localities

Annex E: Letter to four landowners

Annex F: Map of Fiddlers Field (Site 226)

Annex G: Criteria for choosing a site for Potential development

Annex H: SWOT analysis for all the potential sites for development

Annex I: Map of the current Settlement Boundary

Annex J: Map showing the proposed new Settlement Boundary

Annex K: The type/number and style/number of properties that may be built on Fiddlers Field (Site 226)

Annex L: Map of the areas our Environment Policies aim to protect

Annex M: Map of the flood risk from surface water

Annex N: A table setting out details of our 13 Listed Buildings

Annex O: A map showing the locations of our 13 Listed Buildings

Annex P: Map of the two Business Areas in Eight Ash Green

Annex Q: Layout of the Moat Farm business area

This Web Page is published by John Allcock, Vice Chairman of the Eight Ash Green Neighbourhood Plan Group, on behalf of Eight Ash Green Parish Council.

[1] (March 2012) National Planning Policy Framework

[2] (May 2017)The Publication Draft stage of the Colchester Borough Local Plan 2017-2033

[4] (March 2012) National Planning Policy Framework, paragraph 8

[5] (2011) Office for National Statistics Census

[6] (2017) Eight Ash Green Neighbourhood Plan Questionnaire

[7] Chris Blandford Associates (2005) Colchester Borough Landscape Character Assessment – for Colchester Borough Council

[8] (July 2013) Eight Ash Green Village Design Statement

[9] (2016) Colchester Borough Council Preferred Options – The Preferred Options stage of the Colchester Borough Council Local Plan 2017 - 2033

[10] (July 2016) Colchester Borough Council Local Plan Strategic Land Availability Assessment

[11] (July 2016) Colchester Borough Council Local Plan Settlement Boundary Review

[12] (1992) Highways England Design Manual for Roads and Bridges

[13] (28^th July 2017) Colchester Borough Council email

[15] (July 2016) Colchester Borough Council Local Plan Strategic Land Availability Assessment

[16] (2013) Ordnance Survey OS Explorer Map 184 - Colchester

[17] (2013) Ordnance Survey OS Explorer Map 184 - Colchester