Epping Forest - SP4 Garden Communities

Policy information sourced from the Epping Forest District Local Plan 2011-2033

SP4 Garden Communities

The following sites are allocated to support the delivery of the Spatial Development Strategy set out in Policies SP1 and SP3.

Allocation Reference	Garden Community	Development to be delivered
SP4.1	Latton Priory	A minimum of 1,050 homes, one hectare of employment land and five traveller pitches
SP4.2	Water Lane Area	A minimum of 2,100 homes and five traveller pitches
SP4.3	East of Harlow	A minimum of 750 homes, potential relocation of Princess Alexandra Hospital and five traveller pitches

As well as the delivery of new homes, sites SP4.1-4.3 will be expected to make provision for appropriate small-scale employment, retail and community uses in accordance with other Policies within this Plan. The Garden Communities must be planned and delivered as high quality, integrated, sustainable and distinctive developments supported by necessary infrastructure, services and facilities.
New development must be served and supported by appropriate on and off-site infrastructure and services. Development should deliver and/or contribute towards the delivery of infrastructure where this is necessary and fairly and reasonably related to the development having full regard to the Infrastructure Delivery Plan Schedules and their wider infrastructure objectives. Development identified in this Policy will be expected to make a contribution proportionate to its scale and impact for the delivery of improvements to Junction 7 and other strategic infrastructure requirements.
Planning applications for sites SP4.1-4.3 should be accompanied by a Strategic Masterplan which demonstrates that the development requirements set out in this Policy have been accommodated and which has been endorsed by the Council. The endorsed Strategic Masterplan will be taken into account as an important material consideration in the determination of any planning applications.
Development proposals for the Garden Communities (and where applicable Strategic Masterplans) must reflect and demonstrate that the principles set out in Policies SP2 and SP3 have been adhered to.
Land will be safeguarded for the Sustainable Transport Corridors as identified indicatively on Map 2.2 and the Policies Map. Development proposals and Strategic Masterplans will be required to safeguard land accordingly.

Latton Priory

Land allocated at Latton Priory (SP4.1) will be brought forward on a phased basis for a comprehensive high quality development to include:
1. a minimum of 1,050 homes up to 2033;
2. one hectare of employment land for office/research and development uses (within Use Class E) to be provided at site allocation RUR.E19A in addition to the one hectare of existing employment land within Use Classes B2 and B8 at Dorrington Farm (site RUR.E19B). The Council recognises that through the detailed masterplanning process it may become apparent that the required employment uses may be better located elsewhere in the Masterplan Area to deliver a comprehensively planned development;
3. five traveller pitches;
4. strategic natural greenspace of a sufficient size and quality (as detailed in the relevant Mitigation Strategy for the Epping Forest Special Area of Conservation) to support biodiversity and to avoid placing pressure on existing sites of international and national importance. Such space should include opportunities for walking and cycling, flood mitigation and a new Green Belt defensible boundary to the South of the site as indicated on the map. Proposals will also be required to incorporate avoidance and mitigation measures to address any impacts of development on the Harlow Woods Site of Special Scientific Interest;
5. land to the South of the ‘build-to’ line within the Masterplan Area must be retained for public open space or for other appropriate uses as agreed through the masterplanning process;
6. a sympathetic design which preserves or enhances the adjacent Ancient Woodland, Scheduled Monuments and Listed Buildings and their settings within and to the South of the site;
7. a local centre;
8. a new primary school with early years and childcare provision on an education site of at least 2.1 hectares;
9. at least ten hectares of land to accommodate a secondary school in addition to any necessary contributions;
10. the provision of appropriate community and health facilities;
11. highway and transport improvements including to the North South Sustainable Transport Corridor, works to Southern Way and Second Avenue corridor, and upgrades to Junction 7 of the M11;
12. satisfactory utility infrastructure including water, waste water, solid waste, gas, electricity and telecommunications for occupants; and
13. bus services and direct pedestrian and cycle links between homes, the facilities that serve them and other key destinations.

Water Lane Area

Land allocated in the Water Lane Area (SP4.2) will be brought forward on a phased basis for a comprehensive high quality development to include:
1. a minimum of 2,100 homes up to 2033;
2. five traveller pitches;
3. strategic natural greenspace of a sufficient size and quality (as detailed in the relevant Mitigation Strategy for the Epping Forest Special Area of Conservation) to support biodiversity and to avoid placing pressure on existing sites of international and national importance. Such space should include opportunities for walking and cycling, flood mitigation and new Green Belt defensible boundaries as indicated on the map. Proposals will also be required to incorporate avoidance and mitigation measures to address any impacts of development on the Harlow Woods Site of Special Scientific Interest;
4. a sympathetic design which preserves or enhances Listed Buildings adjacent and within the site, Scheduled Monuments to the North and West and the Conservation Area adjacent and within the site and their settings;
5. a local centre;
6. except for essential infrastructure and water compatible developments, no built development will be permitted on land within Flood Zone 2 and 3 in the Council’s latest Strategic Flood Risk Assessment, including the appropriate allowance for climate change;
7. a new primary school with early years and childcare provision on an education site of at least 2.5 hectares;
8. contributions towards new secondary school provision within the Garden Town;
9. the provision of appropriate community and health facilities;
10. highway and transport improvements including contributions towards Sustainable Transport Corridors; works to Water Lane/A1169 roundabout; A1025/Abercrombie Way signals and traffic calming along the Southern Way corridor;
11. satisfactory utility infrastructure including water, waste water, solid waste, gas, electricity and telecommunications for occupants;
12. bus services and direct pedestrian and cycle links between homes, the facilities that serve them and other key destinations; and
13. The Council recognises that to facilitate a better position and alignment of the Sustainable Transport Corridor in the Masterplan Area some limited residential development may be better located elsewhere in the Masterplan Area to deliver a comprehensively planned development.

East of Harlow

Land allocated at East of Harlow (SP4.3) will be brought forward on a phased basis for a comprehensive high quality development to include:
1. a minimum of 750 homes up to 2033;
2. five traveller pitches;
3. strategic green and blue infrastructure comprising natural/semi natural open space, walking and cycling routes, flood mitigation and wildlife space;
4. a sympathetic design which preserves or enhances Listed Buildings adjacent and within the site, Registered Park and Garden to the West and nearby Scheduled Monuments;
5. except for essential infrastructure and water compatible development, no built development will be permitted on land within Flood Zone 2 and 3 in the Council’s latest Strategic Flood Risk Assessment, including appropriate allowance for climate change;
6. a local centre;
7. the provision of appropriate community and health facilities including approximately 14 hectares of land for a health and wellbeing hospital campus;
8. a new primary school with early years and childcare provision on an education site of at least 2.1 hectares;
9. at least ten hectares of land to accommodate a new secondary school in addition to any necessary contributions;
10. highway and transport improvements to be agreed with the Highway Authority, including linkages into off-road cycle and walking networks;
11. satisfactory utility infrastructure including water, waste water, solid waste, gas, electricity and telecommunications for occupants;
12. bus services and direct pedestrian and cycle links between homes, the facilities that serve them and other key destinations;
13. integration with the National Cycle Network Route 1; and
14. measures to ensure the protection of the functional flood plain and restriction of surface water run-off from the site into Pincey Brook to no more than existing rates and where possible existing volumes. In order to mitigate any increased volumes, discharge rates should either be limited to the 1 in 1 greenfield run-off rate or provide long term storage.
The East of Harlow strategic site allocation (SP4.3) forms part of a wider Garden Community, the Southern part of which has been allocated in the Harlow Local Development Plan (under Policy HGT 1). The Garden Community will be subject to the preparation of a single Strategic Masterplan. Through the preparation of the Strategic Masterplan, the extent of development across the Masterplan Area and the position of a ‘build-to’ line will need to be agreed in order to appropriately safeguard the settlement edge of Sheering. If it is concluded through the preparation of the Strategic Masterplan that the proposed secondary school and/or community and health facilities are to be delivered within that part of the Garden Community in Harlow District, consideration will be given to the appropriate alternative mix and balance of land uses and the associated infrastructure that should be delivered within the strategic site allocation SP4.3. In determining the appropriate mix and balance of land uses, the Council will have regard to relevant Policies within this Plan, in particular: Parts A. to F. of this Policy; Policies SP2 and SP3; the identified need for the types of development proposed within the wider Garden Community; and relevant environmental, heritage, transport, infrastructure and other planning opportunities and constraints.

For more information please see the Epping Forest District Local Plan 2011-2033