Plains Farm, Colchester, Essex
Residential Development
Plains Farm Planning Application Update - November 2020
Using delegated powers Tendering District Council refused in August 2020, the original outline planning application submitted for 116 new homes (Application Ref: 19/01085/OU).
We have resubmitted an application to Tendring District Council which is currently awaiting validation. In response to the perceived heritage setting we have reduced the number of homes to 90 (but have maintained 30% affordable housing) and increased the public open space.
The application once registered can be viewed at www.tendringdc.gov.uk/planning/planning-applications/view-planning-applications-and-comment.
We are not intending to hold a further public exhibition on the revised proposals, however we would be happy to receive any comments you may have or answer any questions.
Tendring District Council will carry out a formal consultation on the proposals with local residents and other stakeholders.. We will respond to any comments made during the application determination period.
Original Outline Planning Application
- Up to 116 dwellings
- 30% (34 homes) will be affordable housing
- The proposed development will predominantly consist of 2 storey dwellings, with potential for 2.5 storey units for larger dwellings
- The development block to the south of Plains Farmhouse emulates a traditional farmstead cluster, with linear barn-like buildings surrounding a courtyard, providing a positive relationship to the existing farmhouse
- The site will be connected to the wider network of cycle and pedestrian paths linking it to the neighbouring developments and wider landscape. The illustrative masterplan proposes a loop of informal footpaths to provide connectivity to development’s open spaces
- A S106 Legal agreement will be secured if planning permission is granted which will require financial contributions towards primary and secondary education payable to Essex County Council, healthcare and the provision of 30% affordable housing are just some of the items that would be included in this agreement
(34%) of the site is proposed to be public open space (currently this site is privately owned with no public access). This key open space would include:
- Landscaped entrance into the site, lined with existing retained trees
- A large area of public open space to the south of Plains Farm, naturalistic in character, containing a natural play area and bounded by retained hedgerows. The play area would be designed to carefully integrate with the landscape using tree planting, landform and natural materials such as logs and boulders to create an attractive setting for play
- A community orchard at the north-western corner of the site
- Green corridors along the southern, eastern and northern edges of the site, bounded by existing or proposed hedgerows with hedgerow trees. The green corridor along the northern edge of the site is set back from the A120 vegetation by over 10m and accommodates surface water drainage features and an informal footpath connecting the green corridors at the site’s peripheries
- A secluded attenuation area north of Plains Farm, acting as a habitat area to enhance the site’s ecology
Plains Farm, Colchester site location
The site is located off Plains Farm Close, situated on the eastern edge of Colchester and immediately to the south of the A120. The majority of the site comprises agricultural land in arable use. The north west corner of the site, closest to the A120, comprises a number of agricultural type units of various forms and sizes, associated with Plains Farm.
The farmhouse itself and the associated drainage pond to the north do not form part of the development site. Immediately to the north of the Site and south of the A120, is a significant landscape buffer consisting of mature trees.
Colchester Town Centre is only some 3.5km to the south west of the Site and has a wide range of shops, services, and employment opportunities.
The closet bus stop is Balkerne Gate, which is a three minute walk from the proposed site. Buses to Colchester Town Centre.
Masterplan and Design
Plains Farm forms part of a new neighbourhood situated off Ipswich Road at the edge of Colchester. The site has a boundary with ‘The Orchards’, a residential development currently under construction.
The character of the proposals is driven by the existing farmhouse, which sits within a setting of mature trees and fields bounded by hedgerows. The proposals seek to respect the setting of Plains Farm by providing a sequence of greens along a route approaching the farmhouse. Houses will be set back from the listed buildings, with the greens providing an attractive setting for new homes.
The housing area to the east of the farmhouse will be structured around a network of streets, leading off a central avenue, that connect with linear green spaces at the site’s peripheries.
To ensure integration, the proposals will reflect the pattern of The Orchards. Continuing strong north-south corridors into the site, providing opportunities to connect residents of both developments, tying the two communities together whilst retaining their separate characters and identities.
Landscaping
These green spaces will allow for the movement of people and wildlife around edges of the development. The green spaces will also function as corridors containing ponds and swales for drainage and hedgerow and tree planting, softening views towards buildings and forming a boundary in keeping with the adjoining neighbourhood.
The landscape proposals will seek to retain boundary vegetation where possible and create new areas of planting and open space. The proposed development respects the residential amenities of nearby properties, with appropriate separation distances between new and existing properties.
Looking for a new home in Colchester?
The worsening of the UK housing crisis is well publicised, with the Government vowing to deliver 300,000 new homes every year.
The pressure on the housing market is significant with the demand for homes outstripping supply. An increase in life expectancy, immigration, single person occupancy and the demand for second homes being just some of the contributing factors.
Colchester is a highly desirable, but expensive place to live, and local people are struggling for the opportunity to get on the housing ladder and find a place they can call home.
- Average price of a home in Colchester is £270,445 (Source: Rightmove)
- Over 17% more than the UK average of £231,095 (Source: Land Registry)
- House prices have risen by 14% in Colchester since 2016 (Source: Rightmove)
- A first time buyer would need a deposit of £27,044 based on the current average house price in Colchester
Be the first to hear the latest news on our affordable homes by emailing us at info@catesbyestates.co.uk or filling in our HAVE YOUR SAY FORM above. We are keen to hear from young professionals and key workers who are looking to get on the housing ladder in Colchester.
What is affordable housing?
Affordable housing is a combination of social rented, affordable rent and shared ownership housing, provided to eligible households whose needs are not met by the market. 30% of the new homes delivered at Plains Farm will be affordable housing.
Local planning background for Plains Farm, Colchester
Tendring District, Braintree District and Colchester Borough Councils, also referred to as the North Essex Authorities (NEAs), have been working together on the strategic cross boundary issues for North Essex. This has resulted in a strategic Section 1 Local Plan which is shared by all three local planning authorities. Emerging Local Plan (ELP) Policy SP2 sets out the spatial strategy for the North Essex joint area, including the development of three new Garden Communities at the following locations:
- Colchester/Braintree Borders
- Tendring/Colchester Borders
- West of Braintree
Tendring along with Braintree and Colchester have each prepared individual Section 2 Local Plans. The NEAs submitted their Local Plans (Section 1 & Section 2) to the Secretary of State in October 2017 for examination. A number of hearings were held where the examining Inspector, appointed by the Secretary of State considered the proposals for the Garden Communities.
The Examining Inspector published his initial findings in June 2018. The Inspector raised serious concerns on the feasibility and viability of the proposals as currently presented and on the adequacy of the Sustainability Appraisal and technical evidence that supports the plan. The examining Inspector was also concerned that there would be slippage in the delivery of the Garden Communities and that they would not come forward in the timescales suggested by the Councils.
The examination of the Section 1 plan is currently suspended whilst the NEAs undertake the additional work to the Sustainability Appraisal and other technical reports. As part of the work the NEAs are also considering ways of dealing with any potential shortfall in housing delivery at the Garden Communities. This is likely to include allocating new sites that have the ability to deliver in the shorter term.
Due to the significant infrastructure requirements and lead in times associated with new settlements and strategic sites, it is critical that each Council’s housing land supply comprises a mix of sites that have the ability to deliver in the short to medium. Such sites provide the opportunity to deliver more homes earlier in the plan period and thus complement the longer-term delivery that can be achieved at the Garden Communities.
The proposed development site is located in a highly sustainable location on the edge of Colchester, close to existing services, amenities and a wide range of employment opportunities. We consider this Site offers the opportunity to deliver a mix of housing in a location where the need for new housing is high.
Planning application for new homes in Colchester submitted - July 2019
Catesby Estates have submitted outline plans for the construction of up to 116 new homes, including 30% affordable on 14.4 acres of land known as Plains Farm, Colchester.
Plains Farm forms part of a new neighbourhood situated off Ipswich Road at the edge of Colchester. The site has a boundary with ‘The Orchards’, a residential development currently under construction.
The proposed development site is located in a highly sustainable location on the edge of Colchester, close to existing services, amenities and a wide range of employment opportunities. This site offers the opportunity to deliver a mix of housing in a location where the need for new housing is high.
The application will undergo a statutory consultation period, where anyone who wishes to make their views known on the development can submit their comments to Tendring District Council, before it goes before the planning committee later this year.
Should the application be approved, Catesby will then work with housebuilders to deliver a range of new homes, with first residents taking occupation during 2021.
Public consultation for new homes in Colchester commences - April 2019
Plains Farm represents a unique opportunity to create a high quality and sustainable new housing development for Colchester.
The development will cater for the whole community, with a range of home sizes and types with 30% affordable housing provided for those struggling to get on the housing ladder.
We are inviting neighbours of the site to submit their views to us, so we can shape our plans further.
Catesby Estates has entered into an agreement to promote land at Plains Farm, Ardleigh, Colchester - November 2018
The 71.6 acre greenfield site lies within the administrative area of Tendring Borough Council, and has potential for new homes, including affordable housing and community facilities. The site is within an established residential area of Ardleigh with a range of services and facilities within walking distance.
The in-house planning and technical teams will be now be working with the council to bring this site forward for new homes.
A Spokeperson for Catesby Estates said; “We are pleased to have secured this well located and sustainable potential residential site for our land promotion portfolio. This year has seen our land promotion portfolio grow to a record high with over 64 sites, and we are still looking to add to this further.”
Site Specifics
14.4 Acre Site (5.8 Hectares)
Up to 90 New Homes
Minimum of 30% Affordable Homes
PUBLIC CONSULTATION - Letters requesting feedback on our proposals and further contact details for more indepth discussions were sent to immediate neighbours of the site.
HIGHWAYS AND ACCESS - Access to the site will be taken from Plains Farm Close via a remodelling of the existing Plains Farm private access.
The development access will provide a minimum 5.5m wide carriageway with a 2.0-3m wide footway/ cycleway along the primary route. Other footways and links will be provided throughout the site to deliver high quality useable non-motorised routes. The access and internal road layout will be designed in accordance with local and national guidance.
Opportunities will be explored to connect the proposed development into the existing pedestrian and cycle network. Options include providing pedestrian/ cycle connections south of the site into the Bellway residential development (currently being constructed), or extending the existing footway/ cycleway along the A1232 Ipswich Road to Plains Farm Close. The Colchester Borough Cycling Action Plan identifies that there is a short section of footway for approximately 85m between the Bellway development and Plains Farm Close where the footway is approximately 1.5m wide. Therefore any proposals would need to consider an on-road cycle route or a lower class shared footway/ cycleway.
The 2011 Census recorded that 71% of journeys to work from existing residents of northern Colchester are by car. Looking at workplace destinations and using journey planning software during the AM and PM peaks suggests that approximately 60% of trips will head south with 40% heading north towards the A120 and A12.
An assessment of the development’s vehicular impacts at the junction of Plains Farm Close and the Ipswich Road shows that it is predicted to operate within theoretical capacity during the key times of the day. Discussions with Essex County Council as Local Highway Authority will be held regarding any further locations where analysis may be required.
ARCHAEOLOGY AND HERITAGE - The closest heritage asset to the site is the Grade II listed Plains Farmhouse and its curtilage listed buildings. These buildings do not form part of the application site and none of which will receive a physical effect from the proposed development.
There are no previously recorded non-designated heritage assets within the boundary of the site and that there are no visible above-ground archaeological features. Archaeological works recently undertaken on the adjacent site revealed prehistoric finds and features which may extend into the application site and if present will be mitigated in advance of any development.
ECOLOGY - An ecological appraisal has been carried out and proposals include retention of key ecological features, maximising biodiversity gains. Green infrastructure will be incorporated into the development including large buffers to retained and newly planted hedgerows.
Wildlife-friendly features will be incorporated into the development (i.e. bat and bird boxes) and open space will provide a permeable site for wildlife and a sensitive lighting scheme will retain opportunities for nocturnal wildlife including foraging bats.
FLOODING - A comprehensive Flood Risk and Drainage Assessment (FRA) will be submitted.
In relation to Fluvial flood risk, the whole site is located within Flood Zone 1, the lowest classification of fluvial flood risk, therefore risk is considered to be very low.
The FRA will assess all other sources of flood risk including pluvial groundwater, sewer, reservoir and artificial drainage to ensure that the development area is not at risk from any source of flooding. In addition to this, the FRA will include an indicative surface water drainage strategy that will demonstrate that the site can be effectively drained, indicating that offsite surface water flows will be limited using appropriate Sustainable Drainage Systems (SuDS).
UTILITIES - UK Power Networks (UKPN) has been contacted to establish if the development can be serviced from the local network. A local sub-station will be required for the development and low voltage domestic supplies will be provided to each dwelling.
The site falls at the boundary of services provided by Affinity Water and Anglian Water. The site is within the boundary of Affinity Water’s demise. However, Anglian Water has services closer to the development. Anglian Water has carried out a mains water capacity check for the development and confirmed that the development can currently be accommodated onto the existing infrastructure without any requirement for reinforcement works.
National Grid (Cadent Ltd) has been contacted to ascertain if there is capacity in the gas networks to supply the site. A response is awaited.
BT has advised that the local exchange has been upgraded to support fibre broadband.
LIGHTING - A Lighting Impact Assessment will be carried out to report of the impact any street lighting may have on the surrounding environment.
AIR QUALITY - The local authority, Tendering District Council has not designated any Air Quality Management Areas (AQMAs) and air quality in the area is likely to be relatively good. An air quality assessment is being undertaken to assess the:
Construction phase - an evaluation of the temporary effects from fugitive construction dust and construction-vehicle exhaust emissions.
Operational phase – an evaluation of the impacts of the development traffic on the local area. The impacts on future occupants of the development from their exposure to the prevailing levels of air pollution, which can be a factor in the suitability of the site for its proposed uses.
Where necessary measures to eliminate, reduce or mitigate the effects will be recommended.
NOISE - An assessment of noise effecting the development site will be carried out based on data obtained through baseline sound level surveys that have been undertaken on site.
Any constraints on the proposed development due to road traffic noise from the A120 will be identified in order to assess the residential suitability of the site in line with guidance provided in the Professional Practice Guidance on Planning and Noise (ProPG), and other relevant national and local policy
Plains Farm Planning Application Update - November 2020
Using delegated powers Tendering District Council refused in August 2020, the original outline planning application submitted for 116 new homes (Application Ref: 19/01085/OU).
We have resubmitted an application to Tendring District Council which is currently awaiting validation. In response to the perceived heritage setting we have reduced the number of homes to 90 (but have maintained 30% affordable housing) and increased the public open space.
The application once registered can be viewed at www.tendringdc.gov.uk/planning/planning-applications/view-planning-applications-and-comment.
We are not intending to hold a further public exhibition on the revised proposals, however we would be happy to receive any comments you may have or answer any questions.
Tendring District Council will carry out a formal consultation on the proposals with local residents and other stakeholders.. We will respond to any comments made during the application determination period.
Original Outline Planning Application
- Up to 116 dwellings
- 30% (34 homes) will be affordable housing
- The proposed development will predominantly consist of 2 storey dwellings, with potential for 2.5 storey units for larger dwellings
- The development block to the south of Plains Farmhouse emulates a traditional farmstead cluster, with linear barn-like buildings surrounding a courtyard, providing a positive relationship to the existing farmhouse
- The site will be connected to the wider network of cycle and pedestrian paths linking it to the neighbouring developments and wider landscape. The illustrative masterplan proposes a loop of informal footpaths to provide connectivity to development’s open spaces
- A S106 Legal agreement will be secured if planning permission is granted which will require financial contributions towards primary and secondary education payable to Essex County Council, healthcare and the provision of 30% affordable housing are just some of the items that would be included in this agreement
(34%) of the site is proposed to be public open space (currently this site is privately owned with no public access). This key open space would include:
- Landscaped entrance into the site, lined with existing retained trees
- A large area of public open space to the south of Plains Farm, naturalistic in character, containing a natural play area and bounded by retained hedgerows. The play area would be designed to carefully integrate with the landscape using tree planting, landform and natural materials such as logs and boulders to create an attractive setting for play
- A community orchard at the north-western corner of the site
- Green corridors along the southern, eastern and northern edges of the site, bounded by existing or proposed hedgerows with hedgerow trees. The green corridor along the northern edge of the site is set back from the A120 vegetation by over 10m and accommodates surface water drainage features and an informal footpath connecting the green corridors at the site’s peripheries
- A secluded attenuation area north of Plains Farm, acting as a habitat area to enhance the site’s ecology
Plains Farm, Colchester site location
The site is located off Plains Farm Close, situated on the eastern edge of Colchester and immediately to the south of the A120. The majority of the site comprises agricultural land in arable use. The north west corner of the site, closest to the A120, comprises a number of agricultural type units of various forms and sizes, associated with Plains Farm.
The farmhouse itself and the associated drainage pond to the north do not form part of the development site. Immediately to the north of the Site and south of the A120, is a significant landscape buffer consisting of mature trees.
Colchester Town Centre is only some 3.5km to the south west of the Site and has a wide range of shops, services, and employment opportunities.
The closet bus stop is Balkerne Gate, which is a three minute walk from the proposed site. Buses to Colchester Town Centre.
Masterplan and Design
Plains Farm forms part of a new neighbourhood situated off Ipswich Road at the edge of Colchester. The site has a boundary with ‘The Orchards’, a residential development currently under construction.
The character of the proposals is driven by the existing farmhouse, which sits within a setting of mature trees and fields bounded by hedgerows. The proposals seek to respect the setting of Plains Farm by providing a sequence of greens along a route approaching the farmhouse. Houses will be set back from the listed buildings, with the greens providing an attractive setting for new homes.
The housing area to the east of the farmhouse will be structured around a network of streets, leading off a central avenue, that connect with linear green spaces at the site’s peripheries.
To ensure integration, the proposals will reflect the pattern of The Orchards. Continuing strong north-south corridors into the site, providing opportunities to connect residents of both developments, tying the two communities together whilst retaining their separate characters and identities.
Landscaping
These green spaces will allow for the movement of people and wildlife around edges of the development. The green spaces will also function as corridors containing ponds and swales for drainage and hedgerow and tree planting, softening views towards buildings and forming a boundary in keeping with the adjoining neighbourhood.
The landscape proposals will seek to retain boundary vegetation where possible and create new areas of planting and open space. The proposed development respects the residential amenities of nearby properties, with appropriate separation distances between new and existing properties.
Looking for a new home in Colchester?
The worsening of the UK housing crisis is well publicised, with the Government vowing to deliver 300,000 new homes every year.
The pressure on the housing market is significant with the demand for homes outstripping supply. An increase in life expectancy, immigration, single person occupancy and the demand for second homes being just some of the contributing factors.
Colchester is a highly desirable, but expensive place to live, and local people are struggling for the opportunity to get on the housing ladder and find a place they can call home.
- Average price of a home in Colchester is £270,445 (Source: Rightmove)
- Over 17% more than the UK average of £231,095 (Source: Land Registry)
- House prices have risen by 14% in Colchester since 2016 (Source: Rightmove)
- A first time buyer would need a deposit of £27,044 based on the current average house price in Colchester
Be the first to hear the latest news on our affordable homes by emailing us at info@catesbyestates.co.uk or filling in our HAVE YOUR SAY FORM above. We are keen to hear from young professionals and key workers who are looking to get on the housing ladder in Colchester.
What is affordable housing?
Affordable housing is a combination of social rented, affordable rent and shared ownership housing, provided to eligible households whose needs are not met by the market. 30% of the new homes delivered at Plains Farm will be affordable housing.
Local planning background for Plains Farm, Colchester
Tendring District, Braintree District and Colchester Borough Councils, also referred to as the North Essex Authorities (NEAs), have been working together on the strategic cross boundary issues for North Essex. This has resulted in a strategic Section 1 Local Plan which is shared by all three local planning authorities. Emerging Local Plan (ELP) Policy SP2 sets out the spatial strategy for the North Essex joint area, including the development of three new Garden Communities at the following locations:
- Colchester/Braintree Borders
- Tendring/Colchester Borders
- West of Braintree
Tendring along with Braintree and Colchester have each prepared individual Section 2 Local Plans. The NEAs submitted their Local Plans (Section 1 & Section 2) to the Secretary of State in October 2017 for examination. A number of hearings were held where the examining Inspector, appointed by the Secretary of State considered the proposals for the Garden Communities.
The Examining Inspector published his initial findings in June 2018. The Inspector raised serious concerns on the feasibility and viability of the proposals as currently presented and on the adequacy of the Sustainability Appraisal and technical evidence that supports the plan. The examining Inspector was also concerned that there would be slippage in the delivery of the Garden Communities and that they would not come forward in the timescales suggested by the Councils.
The examination of the Section 1 plan is currently suspended whilst the NEAs undertake the additional work to the Sustainability Appraisal and other technical reports. As part of the work the NEAs are also considering ways of dealing with any potential shortfall in housing delivery at the Garden Communities. This is likely to include allocating new sites that have the ability to deliver in the shorter term.
Due to the significant infrastructure requirements and lead in times associated with new settlements and strategic sites, it is critical that each Council’s housing land supply comprises a mix of sites that have the ability to deliver in the short to medium. Such sites provide the opportunity to deliver more homes earlier in the plan period and thus complement the longer-term delivery that can be achieved at the Garden Communities.
The proposed development site is located in a highly sustainable location on the edge of Colchester, close to existing services, amenities and a wide range of employment opportunities. We consider this Site offers the opportunity to deliver a mix of housing in a location where the need for new housing is high.
Planning application for new homes in Colchester submitted - July 2019
Catesby Estates have submitted outline plans for the construction of up to 116 new homes, including 30% affordable on 14.4 acres of land known as Plains Farm, Colchester.
Plains Farm forms part of a new neighbourhood situated off Ipswich Road at the edge of Colchester. The site has a boundary with ‘The Orchards’, a residential development currently under construction.
The proposed development site is located in a highly sustainable location on the edge of Colchester, close to existing services, amenities and a wide range of employment opportunities. This site offers the opportunity to deliver a mix of housing in a location where the need for new housing is high.
The application will undergo a statutory consultation period, where anyone who wishes to make their views known on the development can submit their comments to Tendring District Council, before it goes before the planning committee later this year.
Should the application be approved, Catesby will then work with housebuilders to deliver a range of new homes, with first residents taking occupation during 2021.
Public consultation for new homes in Colchester commences - April 2019
Plains Farm represents a unique opportunity to create a high quality and sustainable new housing development for Colchester.
The development will cater for the whole community, with a range of home sizes and types with 30% affordable housing provided for those struggling to get on the housing ladder.
We are inviting neighbours of the site to submit their views to us, so we can shape our plans further.
Catesby Estates has entered into an agreement to promote land at Plains Farm, Ardleigh, Colchester - November 2018
The 71.6 acre greenfield site lies within the administrative area of Tendring Borough Council, and has potential for new homes, including affordable housing and community facilities. The site is within an established residential area of Ardleigh with a range of services and facilities within walking distance.
The in-house planning and technical teams will be now be working with the council to bring this site forward for new homes.
A Spokeperson for Catesby Estates said; “We are pleased to have secured this well located and sustainable potential residential site for our land promotion portfolio. This year has seen our land promotion portfolio grow to a record high with over 64 sites, and we are still looking to add to this further.”
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