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Selected Areas

This section brings together policies and proposals of the topic chapters as they affect selected areas:

10. CHESTERFORD RESEARCH PARK

10.1. Chesterford Research Park is a 100 hectare site 2.5 miles north of Saffron Walden occupied by buildings, car parking, and an enclosed area of parkland around the former mansion, which dates from around 1870. This site lies within an outer area of parkland comprising about 175 hectares of farmland and 12 hectares of woodland. It occupies a hill top location overlooking the Cam valley. It was formerly used as an agricultural research station and at its peak employed about 500 people. It ceased to be required for these purposes by its former occupier, however, and as an established site with good strategic accessibility it has redevelopment potential to accommodate research and development uses.

10.2. The policy is intended to facilitate the provision of space for science-based enterprises spinning off from research activities during a “growing on phase”, as well as research and development accommodation, but the scale of such space will need to be limited. As well as the limits on the physical extent of buildings imposed by the development zone boundary, a key constraint will be the need to avoid significant flows of heavy commercial vehicles. Research involving manufacturing on a full industrial scale will not be suitable on this site.

10.3. Although relatively close to Saffron Walden on the route to Cambridge, employment uses on this site will inevitably tend to generate journey to work trips by private car. Measures such as car sharing schemes and company transport will be needed to address this.

Chesterford Park Local Policy 1>

A Development Zone of 15.59 hectares is identified on the inset map. Facilities for research and development will be permitted within the zone if all the following criteria apply:

a) They are compatible with its rural parkland setting;
b) The proposals include a comprehensive landscaping scheme to help assimilate development into the park setting;
c) The Mansion, The Garden House and Emanuel Cottage and their settings are conserved;
d) A comprehensive traffic impact assessment of the full development potential demonstrates that the movement likely to be generated can be properly accommodated on the surrounding transport network and that measures are proposed to ensure that as high a proportion of journeys as is reasonably feasible in the context of the site will be by modes other than the private car;
e) The transport needs of the development can be accommodated whilst maintaining or improving road safety and the surrounding environmental conditions for the local community with a minimum of impact on the countryside.

Developers will be required to prepare a comprehensive master plan for the site to indicate how specific proposals, which may be implemented on a phased basis, relate to an overall design concept for the site. It will also indicate the full development potential of the site as constrained by the development zone boundary. The master plan will be subject to public consultation. Development will need to be implemented in accordance with such a master plan approved by the Council.

11. ELSENHAM VILLAGE INSET

11.1. Elsenham is one of the District's larger villages and is identified as a key rural settlement. Consequently the existing employment areas at Gold Enterprise Zone and the nearby warehouse east of the railway, which total 2.2ha are identified as land that will be safeguarded from redevelopment or change of use to other uses. Policy E2 will apply.

Elsenham Local Policy 1

Gold Enterprise Zone and Old Mead Road are sites identified on the Proposals Map Inset as key employment areas.

12. GREAT CHESTERFORD VILLAGE INSET

12.1. Great Chesterford is one of Uttlesford’s larger villages and it has been identified as a key rural settlement. It possesses three distinct environmental areas: its historic core; an area of twentieth century development to the north east of the Conservation Area separated from the older part of the village by a buffer of open land; and an area south west of the river and its flood plain, alongside the B1383 and the railway line. This latter area has undergone the greatest degree of change in recent years. It has seen the development of light industrial and office units on the area of the former railway sidings, residential conversion of the Mill opposite and residential development on the southern edge of the built up area.

12.2. The offices, industrial and storage units and the research building in the vicinity of the station, an area 2.46 hectares in extent in total, is identified as land that will be safeguarded from redevelopment or change of use to other uses. Policy E2 applies to this area.

12.3. The nursery site to the south west of London Road is proposed as a site for further development to accommodate businesses falling into Class B1 light industrial, offices or research and development facilities.

Great Chesterford Local Policy 1 – Safeguarding Of Existing Employment Area

An existing employment area in the vicinity of the station is identified on the proposals map as a key employment area.

Great Chesterford Local Policy 2 – London Road Employment Site

A 0.89 hectare site identified on the proposals map inset is proposed as an employment site for uses falling within class B1. Development will be permitted if it is compatible with adjoining existing residential development.

13. GREAT DUNMOW INSET

13.1. Great Dunmow is the focal point of the south eastern part of the District and the second largest settlement in Uttlesford.

Retailing and Commerce in the Town Centre

13.2. Policy RS2 seeks to sustain the vitality and viability of Great Dunmow as a smaller town centre. Great Dunmow has a town centre food store, financial and professional service outlets like building societies, banks and insurance brokers, shops such as hairdressers and travel agencies and a limited number of durable goods shops including one or two of a specialist nature. There is an out-of-town centre food store. However, residents often look to sub-regional shopping centres further afield such as Chelmsford, Harlow and Colchester. In view of the fragility of the centre’s retail health and the strength of the local housing market, a policy is needed to protect retail uses.

Policy GD1 –Town Centre

The town centre is defined on the proposals map inset. Change of use of the ground floor of existing shops, restaurants, public houses and hot food take-aways to residential uses will not be permitted, unless both the following criteria are met:

a) The existing use is surplus to current and foreseen future requirements; and
b) The property has been widely advertised for at least six months on terms reflecting its use.

13.3. Policy RS2 will apply to the town centre. A site has been identified on the proposals map inset at the southern end of the High Street on the east side where there is an area of mixed uses. This 0.89 hectare site has potential for a mixed-use scheme with new homes, community and commercial uses. Development should be of the highest quality design and will need to safeguard the setting of the listed buildings fronting the High Street, respect the grain of the historic plots and should be generally restricted to two storeys. An archaeological assessment may be required. Development should also provide for improved access to White Street and the town's main car park. This will enable the High Street/White Street junction to be closed to vehicular traffic adjacent to the Boars Head Public House. This could significantly assist the revitalization of Great Dunmow town centre.

Policy GD2 - Land to the Rear of 37 to 75 High Street

A 0.75 hectare site to the rear of 37 to 75 High Street is proposed for a mixed use development, including a minimum capacity of 50 residential units, subject to the development including improved access to White Street and the public car park.

13.4. The Council owns land adjacent to the White Street car park and the gas supply compound, which is intended for car parking.

Policy GD3 – White Street Car Park Extension

A 0.16 hectare site adjacent to the White Street Car Park is proposed for car parking.

Residential Development

13.5. Five sites are identified on the proposals map inset.

Off Godfrey Way
13.6. This is the balance of a larger greenfield site. A net housing density of about 30 dwellings per hectare is proposed for the remaining land, which is enclosed on three sides by completed development. It was undeveloped in April 2000.

Off Riverside
13.7. This is a small greenfield site. Development had commenced at April 2000, although no houses had been completed. It has since been partly completed and these 13 homes are now known as Warder Close. The remainder of the site, which does not have planning permission, has capacity for 5 dwellings.

13.8. This development had commenced at April 2000 and has since been completed. In the table below the site area is for the whole site. The capacity stated is the balance of completions at the base date. The total number of dwellings is 50.

ECC depot Haslers Lane
13.9. This 0.34 hectare area of previously developed land is proposed for a scheme of mixed flats and houses.

South of Springfields
13.10. This 0.71 hectare site was the grounds of a house that has largely fallen down. The land is overgrown and is proposed for development at a net density of about 30 dwellings per hectare. The scope for providing road access through to Haslers Lane from Springfields should be explored as part of this proposed development. There are problems with the effectiveness of the private sewers serving this part of the town, and foul drainage arrangements from this site will need to take this into account.

Policy GD4 - Residential Development within Great Dunmow’s Built Up Area

The following sites, identified on the proposals map, are proposed for residential development.

Site Site area (ha) Minimum capacity
Off Godfrey Way 0.37 11
Off Riverside< 0.8 18
Flitch Lane 0.99 44
ECC depot Haslers Lane 0.34 17
South of Springfields 0.71 23

These will be supplemented by other sites, within the development limit, which will generally be small in scale and are not specifically identified on the proposals map inset.

13.11. Planning permission existed in April 2000 for 671 dwellings to be built at Woodlands Park on the western edge of the town. The approved Master Plan shows additional residential development in that part of the site accessed off Emblems. This will provide about 105 dwellings. This is in addition to the 200 dwellings that have already been built.

13.12. This plan proposes the relocation of the primary school from within Woodlands Park to a larger site on the edge of the development. The relocation of the school releases the original site for residential development providing a net gain of 25 houses, and additional land for a further 35 dwellings.

13.13. This plan proposes the development of “Sector 3” for 417 homes. This site of 13.9 hectares of land excluding significant landscape buffers, is beyond the site with planning permission but within the area committed for development in the District Plan adopted in 1995. There are approved master plans for Sectors 1 2 and 3.

13.14. The first 700 metre length of the north west relief road from the Stortford Road was constructed in 1994. A legal agreement relating to the grant of planning permission for 777 dwellings within the site secures the completion of the road within two years of a specified stage in the development being reached.

Policy GD5 - Woodlands Park

Land at Woodlands Park, as defined on the Inset Map, is proposed for comprehensive residential development for 1253 dwellings and associated facilities.

The following criteria must be met:

a) It provides for a mixed and balanced community;
b) It provides for a primary school, community facilities and open space;
c) It provides specifically for the construction of a north-west relief road;
d) It provides for substantial landscaping within the development boundaries to complement the layout and arrangement of buildings and may be required, by legal agreement, to provide off site landscaping.
e) It is designed to mitigate adverse effects upon existing residential and community interests and may be required, by legal agreement, to provide or contribute towards wider and longer term planning benefits reasonably associated with the alleviation of any such impact.

The provision of these and other relevant planning benefits will be regulated by legal agreement on the grant of associated planning permissions.

Developers will be required to prepare a master plan to indicate how specific proposals, which may be implemented on a phased basis, relate to an overall design concept for the site. The master plan will be subject to public consultation. Development will need to be implemented in accordance with such a master plan approved by the Council.

Employment

13.15. Permission has been granted for a Business Park on the south-west side of Chelmsford Road. This will enable the expansion of existing firms and the introduction of new employment in a settlement that is experiencing significant population growth with new housing. In this location on rising ground and in proximity to existing residential properties, it is important that it is designed to high specifications and set in a spacious and properly landscaped environment. Development will need to be in accordance with a Master Plan.

13.16. The site was selected because it was well contained and well related to existing industry, the existing road network and the proposed A120 route. Policy GD6 is concerned with ensuring that development on the Business Park is appropriate. Some warehousing and general industrial uses could be located on the site. The site area represents the balance of the net site area, 0.39 hectares having been developed as an extension of the adjacent Hoblongs site.

13.17. Existing industrial estates are identified as sites that will be safeguarded from redevelopment or change of use to other land uses. Policy E2 applies to these areas.

Policy GD6 - Great Dunmow Business Park

A 9.61 hectare site to west of Chelmsford Road is proposed for a business park of employment uses, which will be primarily within class B1.

Development will provide specifically for substantial peripheral landscaping and open space adjoining housing on Ongar Road and Clapton Hall Lane. Developers will be required to prepare a master plan to indicate how specific proposals, which may be implemented on a phased basis, relate to an overall design concept for the site. The master plan will be subject to public consultation. Development will need to be implemented in accordance with such a master plan approved by the Council. Implementation of the Master Plan proposals will be regulated by legal agreement in association with the grant of planning permissions.

Policy GD7 – Safeguarding of Existing Employment Areas

The following existing employment areas are identified on the proposals map as key employment sites:

Existing employment area Area (ha)
Chelmsford Road Industrial Estate 4.23
Flitch Industrial Estate 2.10
Hoblongs Industrial Estate 2.60
Oak Industrial Estate 2.10
Ongar Road Industrial Estate 1.52

Civic Amenity Site

13.18. A need has been identified for a civic amenity site to serve the southern part of the district. The current Council depot site in New Street suffers from poor access as the vehicles have to use the narrow residential New Street. A site has been identified but development will not be permitted unless a Traffic Impact Assessment clearly demonstrates that the traffic effects are capable of being accommodated with satisfactory measures.

Policy GD8 – Civic Amenity Site and Depot

A 1.83 hectare site to the south of the Hoblongs industrial estate is proposed for a civic amenity site and depot. Proposals should include landscaping adjacent to the neighbouring properties and the A120 bypass. Any proposal must be subject to a Traffic Impact Assessment.

14. OAKWOOD PARK (LITTLE DUNMOW) INSET

14.1. The Oakwood Park site is located 3.5 miles to the south-east of Great Dunmow. Planning permission was granted in 1997 for the redevelopment of the sugar beet works that formerly stood on this site. The development principles of the site have been established in Master Plans, which have been approved following public consultation. The original Master Plan defined sites with a total net area of 20 hectares for 650 dwellings, taking into account the character of the site, its setting and the need for a 350m cordon sanitaire from the Felsted Sewage Treatment Works. A revised Master Plan was subsequently approved increasing the number of dwellings from 650 to 810 on the same site area.

14.2. Access arrangements and off site traffic management measures should seek to minimise vehicular movements to and from the development passing through Felsted Village

14.3. The site consists of naturally occurring sands and gravels overlying clays together with man made ground, which consists of general builders’ rubble, soils from the settlement lagoons and lime from the processing of the beet. A programme that renders the land suitable for construction and destroys the conditions that can permit the generation of methane and carbon dioxide has been agreed and will need to be fully implemented.

Oakwood Park Local Policy 1

The Oakwood Park site, formerly the Felsted Sugar Beet Works, defined on the Inset Map, is proposed for comprehensive residential and associated development of 810 dwellings.

The following criteria must be met:

a) The development provides for a mixed and balanced community;
b) It provides for a local centre incorporating community facilities, suitable shopping, and a primary school, satisfactory open space and sport and recreation facilities.
c) It provides for substantial landscaping both within and beyond the development boundaries to complement the layout and arrangement of buildings and to create a broad landscaped swathe beside the River Chelmer and Stebbing Brook.
d) The development is designed to mitigate adverse effects upon existing residential and community interests and may be required, by legal agreement, to provide or contribute towards wider and longer term planning benefits reasonably associated with the alleviation of any such impact.

Development will need to be implemented in accordance with the Master Plans and design guidance approved by the Council. Implementation of the Master Plan proposals will be regulated by legal agreement in association with the grant of planning permissions.

15. SAFFRON WALDEN INSET

15.1. Saffron Walden is one of the finest examples of a market town in the East of England. It is of the highest environmental quality with pleasant shopping streets, open spaces and numerous historic buildings, which attract many tourists.

Traffic

15.2. Traffic in Saffron Walden is a significant problem with its historic street pattern, restricted carriageway widths and junction geometry posing particular problems for heavy goods vehicles. At various times during the day the existing road system is unable to cope with the number of trips being made. This can result in delays, disturbance to the occupants of buildings close to the affected roads and a reduction in the quality of the environment for pedestrians. Further traffic management measures are envisaged during the plan period, to be identified through the Essex Local Transport Plan and Uttlesford Transport Strategy. These will include facilities for pedestrians, cyclists and users of public transport. The Uttlesford cycle network plan contains a proposal for a cycle route between Audley End station and Saffron Walden. Detailed proposals are being formulated and it is likely that this will be implemented within the Plan period.

Retailing

15.3. Saffron Walden is the most important shopping centre in the District. The range of shops and retail floorspace (1,890 square metres net convenience goods, 11,567 square metres net comparison goods) in 2001 means that the town caters for some durable goods requirements as well as weekly food shopping. There is a food store at the edge of the town. People look to sub-regional centres like Cambridge for other durable goods needs. Saffron Walden has evolved recently as a centre for speciality outlets.

15.4. Shops are concentrated in parts of the historic core, particularly King Street, the northern and western sides of Market Place and the central sections of High Street, George Street and Hill Street. Retail uses are generally accommodated in nineteenth and twentieth century buildings and older Listed Buildings. In view of the fragility of the centre’s retail health and the strength of the local housing market, a policy is needed to protect retail uses. In order to maintain the vitality of the centre, conversion of upper floors to residential use will be supported.

Policy SW1 - Town Centre

The town centre is defined on the proposals map inset. Change of use of the ground floor of existing shops, restaurants, public houses and hot food take-aways to residential uses will not be permitted, unless both the following criteria are met:

a) The existing use is surplus to current and foreseen future requirements; and
b) The property has been widely advertised for at least six months on terms reflecting its use.

15.5. Policy RS2 will apply to the town centre. The Council will work in partnership with others to explore ways of bringing forward sites with potential for retail development such as the sites occupied currently by the fire station in Hill Street which is close to the town centre food store and the Fairycroft Road car park.

Residential Development

15.6. There are a number of sites within the built up area of the town that have potential for redevelopment as housing.

Raynhams, and Braybrooke Gardens/ Jordan Close
15.6.1. These sites had not been completed at April 2000. The latter site was partly complete. The 34 homes in the policy below were the balance to be completed. The site area includes the completed dwellings.

Land East of Thaxted Road
15.6.2. This 2.11 hectare site includes haulage contractor’s depots, workshops and scrap metal merchants. These uses are interspersed with existing housing along the Thaxted Road frontage. They are not good neighbours. Their removal and residential development in this area would represent a planning gain. The total capacity of the site is 110 dwellings. The site falls within a number of different ownerships but the Council’s aim is to secure a comprehensive development over the whole site. Access and traffic generation are important considerations and the number of dwellings, which can be accommodated on the areas without planning permission, will be towards the lower end of the Government’s recommended density range.

  • Harris’ Yard and the Allotment Site
    These two sites total 1.05 hectares and permission has been granted for 72 units in total. The approved scheme provides for access to the Jossaume Depot site to the north.
  • Jossaume Depot
    This 0.7 hectare site has a capacity of 25 dwellings
  • Paxton Depot
    This 0.36 hectare site has a capacity of 13 dwellings.

Land at West Road
15.6.3. This commercial site generates traffic in a part of the town where tight junction geometry poses problems for heavy goods vehicles. The commercial use is an inappropriate neighbour to adjoining houses and residential development and relocation would represent a planning gain. It is proposed that the net housing density should be at least 30 dwellings per hectare.

Printpack site, Radwinter Road
15.6.4. This site is an unused triangle of land to the east of the adjoining factory. Planning permission has been granted for 80 homes on this site.

Land at Bell College
15.6.5. This site, which is within the grounds of the college currently used as a language school, has planning permission for a scheme that includes informal open space, a sports pitch, an all weather multi purpose games area and changing facilities. These facilities are intended to compensate for the loss of the playing fields involved in the development. The number of dwellings proposed reflects the planning permission. The site area only includes the housing and the informal open space

Policy SW2 - Residential Development within Saffron Walden’s Built Up Area

The following sites, identified on the proposals map, are proposed for residential development.

Site Site area Minimum capacity
Raynham’s, High Street 0.26 12
Braybrooke Gardens and Jordan Close, Station Street 1.07 34
Land east of Thaxted Road 2.12 ha 110
West Road 0.48 ha 17
Land at Printpack site, Radwinter Road 1.25 ha 80
Land at Bell College 1.4 ha 23

These will be supplemented by other sites, within the development limit, which will be generally small in scale and are not specifically identified on the Proposals Map.

15.7. Land to the south of Ashdon Road with a total area of 4.4 hectares is identified for housing. Development of 75 dwellings will be permitted within the plan period. Development of the remainder of the site to provide a further 75 dwellings will only be permitted if monitoring of the residential land supply identifies a shortfall of housing land to meet the requirements set out in Policy H1. The layout of dwellings on the site will be determined by the requirement to maintain a buffer zone between the housing and the Ashdon Road Fuel Storage site in consultation with the Health and Safety Executive. Supplementary Planning Guidance will be prepared in respect of the phasing and development of the site.

Policy SW3 - Land South of Ashdon Road

A site of 4.4 hectares to the south of Ashdon Road, identified on the proposals map is allocated for residential development of up to 150 units. The reserve housing element of up to 75 units will only be permitted in accordance with Policy H2.

Industry, Commerce and Employment

15.8. Retailing, professional and financial services, education and administration are significant employers in the town but a wide range of other industrial and commercial activities are represented. These uses are located in a zone running from Thaxted Road and Shire Hill through to Ashdon Road to the east of the town. There is also a number of freestanding factories, workshops and yards scattered throughout the older residential areas of the town.

Proposed Development for Employment Uses

15.9. This Plan identifies 1.0 hectares of employment land adjoining Saffron Business Park, Elizabeth Close. It is proposed as a site for further development to accommodate businesses falling in Class B1, light industrial, offices or research and development facilities.

Policy SW4 – Land adjoining the Saffron Business Centre

A 1.0 hectare site identified on the proposals map inset is proposed as an employment site for uses falling within Class B1. Development will be permitted if it includes appropriate measures for landscaping and amenity protection.

15.10. The redevelopment of a number of small employment sites for housing is proposed in this Plan. Partly to compensate for the loss of these sites, 3.76 hectares of land at Thaxted Road is proposed for employment uses. The prominent sloping field adjacent to the site is retained as an open buffer between housing in Eastby Close and Rylstone Way and the proposed development. Substantial planting would need to be provided by the developer around this site. The site area excludes some existing employment uses.

Policy SW5 – Thaxted Road Employment Site<

A 3.76 hectare site at Thaxted Road is proposed for employment uses. Development will be permitted if it includes appropriate measures for landscape and amenity protection including existing public rights of way.

15.11. The larger existing employment areas in the town will be safeguarded from redevelopment or change of use to other land uses. Policy E2 will apply.

Policy SW6 – Safeguarding of Existing Employment Areas

The following existing employment areas are identified on the proposals map as key employment areas.

Existing employment area Area (ha)
Ashdon Road Commercial Centre 12.83
Printpack factory Radwinter Road 2.00
Shire Hill Industrial Estate 11.25
SIA factory Radwinter Road 3.00
Thaxted Road 2.10

Community facilities

15.12. A shortfall of playing fields has been identified in the town. There is also a need for a community/arts centre. A site has been identified at Little Walden Road to provide a mixed development consisting of a community centre, playing fields and associated car parking. The site will also accommodate an element of affordable housing associated with the development of the Ashdon Road housing site. There is an area of high flood risk associated with the Slade watercourse on the western boundary of the site. No built development should be located within the flood risk area and development must be in accordance with advice in PPG25 and discussion with the Environment Agency.

Policy SW7 - Land West of Little Walden Road

Land at Little Walden Road identified on the proposals map (5.2ha) is allocated for a community centre, playing fields and up to 15 units of affordable housing. Development of the site will be subject to the approval of a Master Plan setting out location of the various uses and Flood Risk and Traffic Impact Assessments.

16. STANSTED AIRPORT INSET

16.1. Planning permission for the expansion of Stansted Airport was granted in 1985. The first phase of this development was completed in 1991 when the new terminal building opened. Construction of the second phase commenced in 2000. In May 2003 planning permission was granted for the further expansion of the airport to handle up to 25 million passengers per annum. This included an extension to the terminal and other associated developments.

16.2. The Airport occupies a relatively elevated site on a ridge between the valleys of the Stansted Brook and River Roding. The land within the Airport boundaries as defined on the Inset Map is owned by BAA plc and is approximately 950 hectares in extent. There are six separate development zones accommodating various land uses identified below. The uses identified in policies AIR1 to AIR5 are not intended to be definitive or exclusive.

16.3. The zones ensure that all airport direct and associated uses can be accommodated within the airport boundary.

16.4. Within all of the development zones, individual buildings should be of high quality design, whilst at the same time reflecting their employment function. The large variety of uses within the southern ancillary area, particularly, means that a comprehensive approach to design, layout and landscaping will be necessary to avoid piece-meal development. Throughout the Airport, permanent outdoor storage, including container areas, should be confined to specific sites and provided with suitable screening. Landscape planting will be an essential element of development to provide a context to new buildings, roads and planting areas.

Terminal Support Area

16.5. Any development in the terminal support area must respect the integrity of the design of the terminal building.

Policy AIR1 - Development in the Terminal Support Area

Land adjoining the terminal, as shown on the Inset Map, is principally reserved for landside road and rail infrastructure and a telecommunications building, airside roads, the apron, passenger vehicle station rapid transport system and other airside operational uses; terminal support offices; an hotel and associated parking; a bus and coach station and short term and staff car parks.

Cargo Handling and Maintenance Area

16.6. There is scope for some flexibility as to the uses within the zone identified for a cargo handling and aircraft maintenance area, which adjoins the terminal and its support area.

Policy AIR2 - Cargo Handling/Aircraft Maintenance Area

The area shown on the Inset Map as the cargo handling/aircraft maintenance area is principally reserved for the repair, overhaul, maintenance and refurbishment of aircraft, and facilities associated with the transfer of freight between road vehicles and aircraft or between aircraft.

Ancillary Areas

16.7. A site of approximately 70 hectares is identified as an ancillary facilities zone in the southern part of the Airport for mid term car parking, employment associated with the Airport, such as offices for various support functions and freight forwarders, flight catering and car hire activities. It is important that each phase of development takes place in accordance with a comprehensive scheme and that the entire development is cohesive in its architectural and overall landscape treatment.

Policy AIR3 - Development in the Southern Ancillary Area

The area of land identified on the Inset Map as the southern ancillary area will be principally reserved for activities directly related to, or associated with the Airport, such as car hire, parking, maintenance and valeting operations; flight catering units; offices for various support functions, freight forwarders and agents; support functions for aircraft maintenance which can be carried out remote from an aircraft being serviced; airline training centres; airline computer centres and equipment storage facilities for airlines. Development will take place in phases based on a broad design brief agreed with the Council

16.8. The former terminal area north of the runway consists of a number of buildings, some of which are of a temporary nature and poorly constructed. The area is approximately 50 hectares in extent, currently providing space for business aviation, hangarage, ancillary employment and fuel storage. Within this zone there are areas of open land which could be used for extra car parking should the need rise.

Policy AIR4 - Development in the Northern Ancillary Area

The area of land identified on the Inset Map as the northern ancillary area will be principally reserved for activities directly related to, or associated with, the Airport, such as business aviation facilities, hangarage, aviation fuel storage depots and all those activities listed in Policy AIR3.

Long Term Car Park

16.9. The long term car park zone has a total capacity of approximately 22,000 vehicles which Stansted Airport Limited consider will satisfy the needs of a 15 mppa Airport. As stated above, additional car parking could be provided in the former terminal area, if the need arose.

Policy AIR5 - The Long Term Car Park

The area shown on the Inset Map for long-term parking is reserved for the parking of aircraft passengers' cars.

Landscaped Areas

16.10. A strategic landscape planting framework contains the Airport. Development should not occur in these areas shown for planting on the Proposals Map Inset. Many other landscaped areas have been planted or are proposed within development zones. They also fulfil a very important function and are part of the landscape master plan already approved by the Council. Within the long-term car park, for example, such planting shields parked cars when viewed from locations west of the Airport.

Policy AIR6 - Strategic Landscape Areas

Development will not be permitted within those areas identified as strategic landscape areas on the Inset Map.

Hotel

16.11. A hotel providing 249 bedrooms is located adjacent to the long-term car park. Two further hotels are currently under construction. A hotel providing a further 500 bedrooms to the north east of the terminal is due to open in August 2004 and a budget hotel containing 255 bedrooms is due to open early in 2005

Public Safety Zone

16.12. Aircraft can take off from and land on Stansted’s single runway in either direction. At each runway threshold the Department of the Environment, Transport and the Regions maintains a Public Safety Zone. The policy in relation to the Zones is set out in the Department for Transport Circular 1/2002. Two risk contours are shown on the proposals maps based on forecasts about the numbers and types of aircraft movements in 2015. The 1:100,000 contour reflects the zone where the theoretical risk of an individual residing permanently being killed by an aircraft is greater than 1:100,000. Within the 1:10,000 contour this theoretical risk is increased and very few uses involving a very low density of people coming and going within it will be accepted.

16.13. Parts of the Stansted Distribution Centre at Start Hill lie within the Public Safety Zone to the south-west of the runway.

Policy AIR7 - Public Safety Zones

Within the 1:10,000 risk contour no residential or employment uses will be permitted. Within the 1:100,000 risk contour permission will only be granted for extensions or changes of use or low density development.

17. STANSTED MOUNTFITCHET VILLAGE INSET

17.1. Stansted Mountfitchet is a local service centre and the third largest settlement in the district.

Retailing

17.2. The range of shopping facilities in Stansted Mountfitchet is less than might be expected for a settlement of its size. Most daily shopping needs are met by a number of convenience goods outlets and there are some durable goods shops and financial and professional services. However, the overall retail function is weak because of the proximity of Bishop's Stortford. Retail uses are also split between locations – Cambridge Road and Lower Street. Policy RS2 will apply within Stansted’s twin centres. It enables development that would support Stansted’s role as a local centre. The following local policy will also seek to resist further reduction in its shops and services.

Policy SM1 - Local Centres

The Cambridge Road and Lower Street areas are identified as local centres on the proposals map inset. Change of use of the ground floor of existing shops, restaurants, public houses and hot food take-aways to residential uses will not be permitted, unless both the following criteria are met:

a) The existing use is surplus to current and foreseen future requirements; and
b) The property has been widely advertised for at least six months on terms reflecting its use.

Housing

17.3. There were three large sites within the built up area with planning permission in 2001. Land south of Old Bell Close and the site of former St Teresa’s Church have since been completed.

Policy SM2 - Residential Development within Stansted Mountfitchet’s Built Up Area

The following sites, identified on the proposals map, are proposed for residential development.

Site Site area (ha) Minimum capacity
Land south of Old Bell Close 0.6 15
10 – 20 Silver Street and land to the rear 0.22 13
Site of Former St Teresa’s Church 0.45 17

These will be supplemented by other sites, within the development limit, which will be generally small in scale and are not specifically identified on the Proposals Map.

Policy SM3 - Site on corner of Lower Street and Church Road

This 0.2 hectare site identified on the Proposals Map is proposed for a mixed use development with a small residential element.

17.4. Rochford Nurseries lies on a plateau to the south of Stansted Mountfitchet. It has been underused for many years. This area is proposed for a development of 720 dwellings, primary school, health centre and open space.

17.5. There is an approved master plan setting out the development principles taking into account the character of the site and its setting. The disposition and extent of open spaces, structural landscaping and the location of other facilities are resolved in it. Good cycle/footpath links between the development and Lower Street with its facilities will be provided.

17.6. Stansted Mountfitchet is an area where there is a shortfall in sports facilities. There are no realistic opportunities for extending provision within the existing built up area and a new leisure centre is proposed at the Mountfitchet School site, close to the Rochford Nurseries site. The developers of the Rochford Nursery site may make a financial contribution towards the provision of leisure, recreation or community facilities under a Section 106 agreement, as an alternative to providing community facilities on site.

Policy SM4/BIR1 - Rochford Nurseries

Land at Rochford Nurseries defined on the Inset Map, is proposed for comprehensive residential and associated development for 720 dwellings.

The following criteria must be met:

a) It provides for a mixed and balanced community;
b) It provides on or off site for a primary school, a primary health care centre, community facilities, suitable shopping and satisfactory open space and arrangements for sport and recreation;
c) It provides for substantial landscaping within the development boundaries to complement the layout and arrangement of buildings and may be required, by legal agreement, to provide off site landscaping.
d) It is designed to mitigate adverse effects upon existing residential and community interests and may be required, by legal agreement, to provide or contribute towards wider and longer term planning benefits reasonably associated with the alleviation of any such impact.

The provision of these and other relevant planning benefits will be regulated by legal agreement on the grant of associated planning permissions.

Development will need to be implemented in accordance with a master plan approved by the Council. This indicates how specific proposals, which may be implemented on a phased basis, will relate to an overall design concept for the site.

Industry, Commerce and Employment

17.7. The proximity of Stansted Mountfitchet to job opportunities at Bishop's Stortford, Stansted Airport, the M11 and the electrified railway line to London means that most people in Stansted Mountfitchet will continue to travel to external centres for job opportunities.

Parsonage Farm

17.8. Parsonage Farm is a complex of agricultural buildings adjacent to the M11 motorway, which for many years have been occupied as workshops and storage by about 60 small firms.

17.9. Outline planning permission has been granted for a redevelopment scheme. The existing scatter of poor quality buildings needs to be replaced by a more cohesive grouping of structures, shielding outdoor activity from external view. New structures should be of traditional form and appear in the landscape as farm buildings, and be variable in height with steeply pitched roofs. This type of sensitive redevelopment would represent a practical and acceptable solution to resolve a difficult problem. The fact that the site is identified as an area in which redevelopment for business uses may be permitted is not intended to imply that other development would be permitted. Only development complying with policy SM5 will be permitted.

Policy SM5 - Parsonage Farm

Within the Policy Area redevelopment of existing buildings for Class B1 purposes, primarily in small individual units, will be permitted, if all the following criteria are met.

a) Schemes for replacement buildings form part of an agreed overall plan for the phased improvement of the whole site, which may include arrangements for the regulation of existing haulage and car breaking uses.
b) The design of new buildings suits the rural character and appearance of the locality, and associated activities and car parking are concealed from principal public viewpoints.

Permission may also be granted for a lesser proportion of Class B2 uses. No increased floorspace will be permitted in any phase until all existing buildings in that phase have been replaced. Permission will not be granted for new haulage or car breaking uses.

18. START HILL INSET

18.1. This plan identifies 2.1 hectares of employment land as an extension to the existing Stansted Distribution Centre. This land is allocated in order to provide scope for employment uses falling mainly within Class B1 light industrial, offices or research and development facilities and Class B8, warehousing. Landscaping will be required to protect the amenity of the neighbouring residential properties. Access to the site should be gained through the existing estate. In accordance with Highway Agency requirements access to the site will be subject to a Transport Assessment.

START HILL LOCAL POLICY 1

A 2.1 hectare site identified on the proposals map inset is proposed as an employment site for uses falling within classes B1 and B8. Access to the development should be through the existing distribution centre. A Transport Assessment will be required. There should be a landscaped buffer zone between the new development and the rear gardens of adjoining residential properties.

19. TAKELEY VILLAGE & PRIORS GREEN (TAKELEY & LITTLE CANFIELD) INSET

19.1. Takeley has a reasonable range of services and is identified in this Plan as a key rural settlement.

Housing

19.2. Two village extensions are proposed at Takeley - land for 100 homes to the west of Hawthorn Close accessed off Brewers End, for which a Master Plan has been approved and land for 24 homes to the south of St Valery. Neither had planning permission in April 2000 but the development to the south of St Valery has been completed and land west of Hawthorn Close was under construction as at April 2004.

Takeley Local Policy 1 - Land West Of Hawthorn Close

Land west of Hawthorn Close defined on the Proposals Map Inset is proposed for a residential development of 100 dwellings. Development will follow principles set out in a Master Plan agreed with the Council.

Takeley Local Policy 2 - Land Off St Valery

A 0.83 hectare site to the south of St Valery is defined on the Inset Map is proposed for 24 dwellings.

Priors Green

19.3. The Priors Green site to the east of Takeley, partly in Little Canfield parish, is proposed for comprehensive residential development of 815 homes and associated facilities. The Priors Green site comprises Takeley Nurseries, land in need of environmental improvement, including an established scrap recycling business, under utilised land where existing development has no coherent form and some adjoining farmland north of Dunmow Road.

19.4. A Master Plan has been approved for part of this site, taking into account the character of the sites and its setting. The remaining area includes pockets of existing housing. There may be potential for some infill development in these locations, which would make a contribution to the total number of dwellings. Development of these locations will need to respect the provision of the approved Master Plan and Supplementary Planning Guidance. Appropriate facilities and services to serve the developments need to be provided in the right place at the right time. The development should utilise existing access ways and those in the approved master plan. Jacks Lane will need to be protected by its retention within a linear open space. The woodland in Broadfield Road will need to be retained for its nature conservation interest. Structural landscaping will be required to provide a framework for development. The disposition and extent of open spaces, structural landscaping and the location of other facilities has been resolved in the master plan.

19.5. Access to the Priors Green site will be from Dunmow Road. There will be no vehicular access to the development from Smiths Green. Traffic calming measures will be sought along Dunmow Road in order to discourage traffic from the development passing through Takeley once the new A120 is open. These, and other appropriate measures, will take account of the desirability of promoting public transport, cycling and walking as alternatives to the private car. Links for pedestrians and cyclists will need to be considered between the development site and the existing village.

Takeley/ Little Canfield Local Policy 3 – Priors Green

The Priors Green site to the east of Takeley defined on the Inset Map is proposed for comprehensive residential and associated development of 815 dwellings.

The following criteria must be met:

a) It provides for a mixed and balanced community;
b) It provides for a local centre incorporating community facilities and suitable shopping, a primary school, a health facility, satisfactory open space and arrangements for sport and recreation.
c) It provides for substantial landscaping within the development boundaries to complement the layout and arrangement of buildings and may be required, by legal agreement, to provide off site landscaping.
d) It is designed to mitigate adverse effects upon existing residential and community interests and may be required, by legal agreement, to provide or contribute towards wider and longer term planning benefits reasonably associated with the alleviation of any such impact. Development will need to provide for appropriate sport and recreation facilities, and long-term traffic calming measures for Dunmow Road.
e) It provides for the management of the nature conservation interests of woodland in Broadfield Road;
f) The provision of these and other relevant planning benefits are coordinated with the development of the site to the west of Hawthorn Close.

Development will need to be implemented in accordance with a master plan approved by the Council. This will indicate how specific proposals, which may be implemented on a phased basis, will relate to an overall design concept for the site.

The Mobile Home Park

19.6. Planning permission for the mobile home park site was granted in association with the approval of the development at Stansted Airport, so as to facilitate the relocation of a number of mobile homes that existed on the Airport site at that time. In granting planning permission, the Secretary of State considered that the site was outside the clear and well-defined limits of the built-up part of the village and that ‘the granting of planning permission indicates no general weakening of support for established policies for the control of development in this part of Essex’. The site has not been included in the development limit for these reasons. The site makes a contribution to the supply of affordable housing within the District and its redevelopment for more conventional forms of housing will not be permitted. Any additional mobile homes must respect the existing layout, open space provision and quality of landscaping. Areas of open space to be protected are identified on the inset map.

Takeley Local Policy 4 - The Mobile Home Park

Redevelopment of the Takeley Mobile Home Park as defined on the Inset Map for conventional residential or other development proposals will not be permitted. Any additional mobile homes must respect the existing layout, open space provision and quality of landscaping.

Employment in the Village

19.7. The larger existing employment area in the village will be safeguarded from redevelopment or change of use to other land uses. Policy E2 will apply.

Takeley Local Policy 5 – Safeguarding of Existing Employment Area in Parsonage Road

The 1.0 hectare existing employment area in Parsonage Road is identified on the proposals map as a key employment area.

20. THAXTED INSET

20.1. Thaxted is an important local centre in the centre of the District and it is identified as a key rural settlement. Its historic attractions have meant that there are a number of craft and antique shops, cafes and restaurants. Tourism is an important economic activity in Thaxted and development that would contribute to its promotion will be permitted if it preserves or enhances the character of the townscape

Thaxted Local Policy 1 – Local Centre

Change of use of existing shops, restaurants, public houses and hot food take-aways to residential uses will not be permitted, unless both the following criteria are met:

a) The existing use is surplus to current and foreseen future requirements; and
b) The property has been widely advertised for at least six months on terms reflecting its use.

20.2. A 1.42 hectare site adjoining Sampford Road is identified for the development of homeworking units. Thaxted is a key rural settlement where one of the priorities is to provide employment. It is important that development of this site does provide employment opportunities locally and not ordinary houses where occupiers would inevitably travel out of the settlement to work. Employment uses on the site should be restricted to Class B1 and the built form and landscaping must be executed to a high standard.

Thaxted Local Policy 2 - Land Adjacent to Sampford Road

A 1.42 hectare site adjoining Sampford Road is proposed for homeworking units

20.3. Besides tourism, manufacturing is an important economic activity in the village. The existing chemical works site will be safeguarded from redevelopment or change of use to other land uses. The Sampford Road proposals site will be safeguarded for live/work units or employment use. Policy E2 will apply.

Thaxted Local Policy 3 – Safeguarding of Employment Areas

The following employment areas are identified on the proposals map as key employment areas.

Employment area Area (ha)
Chemical works (existing) 0.85
Sampford Road proposals site
1.42

21. Indicators, Targets and Monitoring

21.1. Performance indicators and targets have been identified to monitor how well the policies and proposals in this Plan are achieving its objectives. These are set out in Appendix 2.

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For further information, please telephone (01799) 510454 or 510461. Email: planning@uttlesford.gov.uk