Planning in Brentwood

Sub-division of Pitches and Plots on Existing Sites

1. The sub-division of existing pitches and plots on sites safeguarded or allocated for Gypsies, Travellers and Travelling Showpeople will be permitted on a case by case basis provided that all the following criteria are met: a. the living environment of residents on the proposed site and neighbouring land is protected; b. sites are of a suitable size to enable the creation of additional pitches or plots; c. there is no significant loss of soft and hard landscaping and amenity provision within the existing site, particularly where conditioned by a previous consent; d. there is no significant adverse impact on the intrinsic character and beauty of the countryside; and e. there is no adverse impact in terms of highways access and vehicle movement. 2. The sub-division of plots/pitches on additional sites that might come forward within the green belt will be considered against green belt policy.

Proposals for Gypsies, Travellers and Travelling Showpeople on Windfall Sites

1. Planning permission for Gypsy and Traveller caravan sites and sites for Travelling Showpeople (as defined in the governments Planning Policy for Travellers) on unallocated land outside the Green Belt, will only be granted in accordance with all the following criteria: a. the site is well related to existing communities and accessible to local services and facilities, such as shops, primary and secondary schools, healthcare and public transport; b. safe and convenient vehicular access to the local highway network can be provided; c. essential services (water, electricity and foul drainage) are available on site or can be made available on site; d. there is no significant adverse impact on the intrinsic character and beauty of the countryside; e. the site would not lead to the loss of, or adverse impact on, important historic and natural environment assets; f. there is no significant risk of land contamination or unacceptable risk of flooding; g. the site provides a suitable living environment for the proposed residents and there is no significant adverse impact on the amenity of nearby residents; h. the site is of sufficient size to accommodate the proposed number of caravans, vehicles and ancillary areas; and i. plots for Travelling Showpeople should also be of sufficient size to enable the storage, repair and maintenance of equipment. 2. Sites within the Green Belt will need to demonstrate very special circumstances which clearly outweigh the harm to the Green Belt and any other harm in addition to the criteria A above.

Protecting and Enhancing Community Facilities

Maintaining the existing level of Community Facilities.

Health Impact Assessments (HIAs)

A. To ensure new development is designed to promote good health, a Health Impact Assessment, will be required for residential proposals of 50 or more units (or less than 50 units at the discretion of the planning authority where the number of units could propose a significant impact on the community and infrastructure) and non-residential developments of 1,000m2, or more, and hot food takeaways that are not within a designated town, district or local centre and are within 400 metres of a school entrance. The Health Impact Assessment will be prepared in accordance with the advice and best practice as published by Public Health England and locally through the EPOA HIA Guidance Note, using the most up to date guidance. The purpose of the Health Impact Assessment is to identify opportunities of positive health impacts and potential negative impacts and how they might be mitigated. B. Where significant impacts are identified, planning permission will be refused unless reasonable mitigation or planning controls can be secured.

EDUCATION FACILITIES

1. The change of use or re-development of existing or proposed educational establishments and/or their grounds for alternative purposes will not be permitted unless: a. it can be clearly demonstrated that the use of the site is genuinely redundant for educational purposes and no other alternative educational or community use can be found for the site in question; or b. satisfactory alternative and improved facilities will be provided; or c. in the case of playing fields or open space associated with educational establishments, any proposals that involve their loss or change in use will be subject to Policy NE05. 2. Where there is a demonstrable need for new educational facilities, planning permission will be granted for appropriate and well-designed proposals which broadly meet the criteria for new education facilities set out in the ECC's Developers' Guide to Infrastructure Contributions. 3. Developments that generate a need for additional education facilities should make appropriate provision for their timely delivery as part of the development or through financial contributions if appropriate and in accordance with ECC's Developers' Guide to Infrastructure Contributions. 4. New educational establishments should plan and design their playing fields and sports facilities to be used for community use when not required for their own use, provided always that any such use must not detract from the safety of pupils or their learning environment.

PROTECTING AND ENHANCING COMMUNITY FACILITIES

The Council recognises the importance of community facilities, including those registered as Assets of Community Value (ACV), as part of social infrastructure and seeks to ensure that: a. existing community assets will be protected from inappropriate changes of use or redevelopment; b. new facilities should be easily accessible by public transport, cycling and walking; c. development proposals that provide high quality, inclusive community assets that addresses a local or strategic need and supports service delivery strategies will be supported; d. development proposals should make best use of land, including, where possible, the co-location of different forms of community facilities and the rationalisation or sharing of facilities; e. development proposals that would result in the unnecessary loss of community facilities will not be permitted unless it can be demonstrated that: i. they will be replaced by alternative and well located facilities that will continue to serve the similar needs of the neighbourhood and wider community; or ii. the loss is a consequence of the genuine need to rationalise existing facilities in an area in order to provide for existing and future community needs. f. the development or change of use of redundant community facilities should be considered only after it is established that there is no reasonable prospect of them being put to alternative community uses.

PLANNING FOR INCLUSIVE COMMUNITIES

To plan for and build inclusive environment that supports our residents and communities, the Council will require new development proposals to: a. provide access to good quality community spaces, services and amenities and infrastructure that accommodate, encourage and strengthen communities and social interaction for all users; b. create places that foster a sense of belonging and community, where individuals and families can develop and thrive; c. ensure that streets and public spaces are planned for everyone to move around and spend time in comfort and safety, are convenient and welcoming with no barriers to the disabled or impaired, providing independent access without additional undue effort, separation or special treatment; d. ensure buildings and places are designed in a way that everyone regardless of their ability, age, income, ethnicity, gender, faith, sexual orientation can use confidently, independently, with dignity and without engendering a sense of separation or segregation; and e. ensure that new buildings and spaces are designed to reinforce inclusivity of neighbourhoods and are resilient and adaptable to changing community requirements.

FLOODLIGHTING AND ILLUMINATION

1. Development proposals involving floodlighting or any other means of illumination (other than advertisements) will only be permitted where the scheme: a. is appropriate for the intended use and has been appropriately designed to prevent light spillage; b. is energy efficient; c. provides the minimum level of light necessary to achieve its purpose; d. uses an appropriate light spectrum and specification that will not be harmful to nocturnal wildlife or human health; e. does not impact unacceptably on the night sky or give rise to any unacceptable increase in sky glow; and f. ensures the appearance and design of the installation when unlit is sympathetic to the character and design of the development of which it forms part and will when lit have no unacceptable adverse effect on visual amenity, highway safety, landscape or the historic character of the area. 2. Applicants will need to submit a full lighting strategy, proportionate to their application, specifying details of external lighting, its power and type, the overall level and distribution of illumination and times of operation. Appropriate conditions will be imposed to restrict lighting levels and hours of use or require measures to be taken to minimise adverse effects where reasonably necessary.

Spatial Design of Dunton Hills Garden Village

1. All development proposals in relation to the site shall be in accordance with an approved masterplan. The masterplan shall relate to the whole of the allocated site and be produced in consultation with local communities and all relevant stakeholders and shall include a statement that sets out how community and stakeholder involvement has influenced the design and layout of the submitted scheme and its intended delivery. The masterplan shall be submitted to the Council for its approval as part of the initial application for planning permission. 2. The Masterplan shall: a. be locally led with the community and relevant stakeholders, in accordance with the Statement of Community Involvement; b. show the intended overall design and layout of the development and the proposed distribution and location of uses across the allocated site which shall accord with, be based upon and promote, garden community principles; c. demonstrate how heritage assets and their settings will be sympathetically and appropriately integrated into the development taking into account the requirements of para.3 (j) and (k) below; d. identify the proposed transport links, including access to the site and main internal highway links, and principal walking, cycling and bridle links (including links to the surrounding network); e. show all structural landscaping and the treatments to be provided (including boundary treatments and measures to ensure visual separation from Basildon); f. incorporate a green and blue infrastructure (GBI) plan which is informed by a comprehensive wildlife and habitat survey and heritage and landscape character assessments; g. show all intended links to the surrounding footpath and cycleway network and indicate potential footpath and cycleway links towards Basildon from the east of the allocated site.

CREATING SUCCESSFUL PLACES

1. Proposals will be required to meet high design standards and deliver safe, inclusive, attractive and accessible places. Proposals should: a. provide a comprehensive design approach that delivers a high quality, safe, attractive, inclusive, durable and healthy places in which to live and work; b. make efficient use of land and infrastructure; c. deliver sustainable buildings, places and spaces that can adapt to changing social technological, economic, environmental and climate conditions; d. create permeable, accessible and multifunctional streets and places that promotes active lifestyles; e. respond positively and sympathetically to their context and build upon existing strengths and characteristics, and where appropriate, retain or enhance existing features which make a positive contribution to the character, appearance or significance of the local area (including natural and heritage assets); f. integrate and enhance the natural environment by the inclusion of features which will endure for the life of the development, such as planting to enhance biodiversity, the provision of green roofs, green walls and nature based sustainable drainage; g. where applicable, ensure that new streets are tree-lined and opportunities are taken to incorporate trees elsewhere in developments; h. employ the use of high-quality street furniture, boundary treatments, lighting, signage, high quality materials and finishes to help create a durable development with local distinctiveness; i. avoid unacceptable overlooking or loss of privacy; j. safeguard the living conditions of future occupants of the development and adjacent residents; k. sensitively integrate parking places and functional needs for storage, refuse and recycling collection points; l. mitigate the impact of air, noise, vibration and light pollution from internal and external sources, especially in intrinsically dark landscapes and residential areas. 2. Proposals for major development should be supported by an area specific masterplan. Where appropriate, the Council will consider the use of a complementary design guide/code, to help guide the necessary design coherence across the entire development site. Design proposals will be expected to: a. demonstrate early, proactive, inclusive and effective engagement with the community and other relevant partners; b. have regard to Supplementary Planning Documents and Guidance published by the Council, Essex County Council and other relevant bodies; c. address feedback from the Council through its Pre-application Advice Service and where appropriate, feedback from an independent Design Review Panel. 3. Development proposals should be supported by a statement setting out the sustainable long-term governance and stewardship arrangements for the maintenance of supporting infrastructure including community assets, and open spaces; the statement should be proportionate to the scale of the scheme and quantum of infrastructure being delivered.

Land Adjacent to A12 and Slip Road, Ingatestone

Land adjacent to A12 and slip road, Ingatestone is allocated for around 2.06 ha of land for employment development which may comprise offices, light industrial, and research and development (within Class E), B2, B8 or sui generis employment uses. Other ancillary supporting development may be permitted as a means of supporting these principal employment uses. 1. Development Principles Proposals should: a. provide access via Roman Road (B1002) with highway improvements; b. provide good walking and cycling connections within the site and the surrounding area. 2. Drainage As the site is located within a Critical Drainage Area, development should minimise and mitigate surface water runoff in line with Policy BE05 Sustainable Drainage. 3. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards off-site highway infrastructure improvements as may be reasonably required by National Highways (M25, J28 and J29) and Essex County Council in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes).

CODHAM HALL FARM

Land at Codham Hall Farm, north east of M25 Junction 29 is allocated for around 9.6 ha of land for employment development which may comprise offices, light industrial, research and development (within Class E), B2, B8 or sui generis employment uses. Other ancillary supporting development may be permitted as a means of supporting these principal employment uses. 1. Development Principles Proposals for development (including the redevelopment of existing developed areas) should: a. provide access via M25 Junction 29 and Warley Street (B186); b. protect and where possible enhance the adjoining Local Wildlife Site (Codham Hall Wood); c. preserve and where possible enhance the Public Right of Way through the site; d. provide good walking and cycling connections within the site and to the surrounding area; and e. be accompanied by an appropriate landscaping treatment scheme for the site as a whole to improve visual amenity on site, and safeguard and where possible and appropriate, enhance the visual amenity of the adjoining green belt. 2. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards: a. necessary off-site highway infrastructure improvements as may be reasonably required by National Highways (M25, J28 and J29) and Essex County Council (A127 and B186) in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes) unless, in the case of the A127/B186 works, the applicant enters into a s.278 Agreement for its timely construction, if more appropriate; b. phased improvements to West Horndon Station in accordance with policy BE08 to increase its capacity and utility in line with anticipated demand generated by each of phase the development.

BRENTWOOD ENTERPRISE PARK

Land south east of M25 Junction 29 is allocated for around 25.85 ha of land for employment development (principally for offices, light industrial and research and development, B2 and B8 and other sui generis employment uses). Other ancillary supporting development within classes C1, E and F1 or other sui generis ancillary supporting development may be permitted as a means of supporting these principal employment uses. 1. Development Principles Proposals should: a. be accompanied by a high quality landscaping scheme (including a scheme of maintenance) for the site as a whole with the objective also to provide improved visual amenity between the site and adjoining Green Belt; b. be of a high quality in terms of its design and layout to reflect its status as a key gateway site; c. protect and where possible enhance the adjoining Local Wildlife Site (Hobbs Hole); d. preserve and where possible enhance the Public Right of Way through the site. 2. Infrastructure Requirements Proposals should provide: a. access via M25 Junction 29 and/or Warley Street (B186) and associated slip roads; b. well-connected internal road layouts which allows good accessibility for bus services; c. new public transport or Demand Responsive Travel links with the surrounding area; and d. good walking and cycling connections within the site and to the surrounding area. 3. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards: a. off-site highway infrastructure improvements as may be reasonably required by National Highways (M25, J28 and J29) and Essex County Council (A127 and B186) in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes) unless, in the case of the Junction 29 mitigation and A127/B186 works, the applicant enters into a s.278 Agreement for its timely construction, if more appropriate; b. phased improvements to West Horndon Station in accordance with policy BE08 to increase its capacity and utility in line with anticipated demand generated by each of phase the development.

CHILDERDITCH INDUSTRIAL ESTATE

Land at Childerditch Industrial Estate is allocated for around 20.54 ha of land for employment development which may comprise offices, light industrial, research and development (within Class E), B2, B8 or sui generis employment uses. Other ancillary supporting development may be permitted as a means of supporting these principal employment uses. 1. Development Principles Proposals for development (including the redevelopment of existing developed areas) should: a. include appropriate landscaping treatment to improve visual amenity on site, and safeguard and where possible and appropriate, enhance the visual amenity of the adjoining green belt; b. provide access to the site via the eastbound A127; c. make provision for improved walking and cycling links within the site and to the surrounding area; d. provide new public transport or Demand Responsive Travel links with the surrounding area; and e. any future development should sustain and where possible enhance the significance of the Grade II* listed Registered Park and Garden of Thorndon Hall, and the Thorndon Park Conservation Area and their settings. 2. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards: a. off-site highway infrastructure improvements as may be necessary and reasonably required by National Highways (M25, J28 and J29) and Essex County Council (A127 and B186) in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes); b. phased improvements to West Horndon Station in accordance with policy BE08 to increase its capacity and utility in line with anticipated demand generated by each of phase the development.

EAST HORNDON HALL

Land at East Horndon Hall is allocated for around 5.5 ha of land for employment development which may comprise offices, light industrial, research and development (within Class E), B2, B8 or sui generis employment uses. Other ancillary supporting development may be permitted as a means of supporting these principal employment uses. 1. Development Principles Proposals should: a. provide access via Old Tilbury Road; b. provide good walking and cycling connections within the site and the surrounding area; and c. any future development should sustain and where possible enhance the significance of East Horndon Hall and All Saints Church and their settings. 2. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards: a. necessary off-site highway infrastructure improvements as may be reasonably required by National Highways (M25, J28 and J29) and Essex County Council (A127 and B186) in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes); b. phased improvements to West Horndon Station in accordance with policy BE08 to increase its capacity and utility in line with anticipated demand generated by each of phase the development.

SUPPORTING THE RURAL ECONOMY

Proposals to diversify the range of economic activities on a farm or in a rural area will be supported where proposals do not comprise retail uses unless they are of a limited nature, small-scale and intended to support the farming enterprise. This is subject to compliance with green belt policy where relevant.

SAFEGUARDING EMPLOYMENT LAND

1. In order to maintain sufficient employment land supply to meet identified needs, within those areas designated for general employment development, as shown on the Brentwood Policies Map, the Council will only approve redevelopment proposals from offices, light industrial, research and development (within Class E), B2, B8 or sui generis employment uses to non-employment uses where one or more of the following criteria apply: a. the proposal is for ancillary non-residential uses that provide employment, and there is no reasonable prospect for the site to be used for the above purposes; or b. the proposal is for any other use and the application is supported by reliable evidence of reasonable efforts made to secure re-use for all of the above uses including ancillary non-residential uses that provides employment and which evidence demonstrates there is no realistic prospect of the site or buildings being used or re-used for these purposes in their own right or, through refurbishment, adaptation, subdivision or redevelopment. 2. Development proposals (including the redevelopment of existing developed areas) on designated employment land within the Green Belt will be considered in line with national and local green belt policy.

Carbon Reduction and Construction Standards

Development should meet the minimum standards of sustainable construction and carbon reduction as set out below: a. All major development will be required to achieve at least a 10% reduction in carbon dioxide emissions above the requirements of Part L Building Regulations; and b. New Non-residential development will be required to achieve a certified 'Excellent' rating under the BREEAM New Construction (Non-Domestic Buildings) 2018 scheme, or other equivalent standards. The version of BREEAM that a building must be assessed under should be the latest BREEAM scheme and not be based on scheme versions that have been registered under at the pre-planning stages of a project. Other construction standards, such as LEEDs or Passivhaus, will be supported provided that they are broadly at least in line with the standards set out above.

ESTABLISHING LOW CARBON AND RENEWABLE ENERGY INFRASTRUCTURE NETWORK

Renewable energy infrastructure 1. Innovative approaches to the installation and/or construction of energy generation facilities or low carbon homes which demonstrate sustainable use of resources and high energy efficiency levels will be supported. Decentralised energy infrastructure 2. New development proposals of over 500 dwelling units, including brownfield and urban extensions, or where the clustering of new sites totals more than 500 units, should include energy masterplans to incorporate decentralised energy infrastructure in line with the following hierarchy: i. where there is an existing decentralised heat network with sufficient capacity or the capacity to expand, new development will be expected to connect to it; ii. where there is no existing decentralised heat network with sufficient capacity or the capacity to expand, new development will be expected to deliver an onsite heat network, unless it can be demonstrated to the Council's satisfaction that this would render the development unviable; iii. where a developer is unable to deliver a decentralised heat network, it will need to be demonstrated to the satisfaction of the Council that the applicant has fully assessed all reasonably available options for its incorporation and delivery and has designed the development to allow future connection to a heat network unless it can be demonstrated that a lower carbon alternative has been put in place 3. New development will be expected to demonstrate that the heating and cooling systems have been selected according to the following heat hierarchy: i. connection to existing CHP/CCHP distribution network; ii. site-wide renewable CHP/CCHP; iii. site-wide gas-fired CHP/CCHP; iv. site-wide renewable community heating/cooling; v. site-wide gas-fired community heating/cooling; vi. individual building renewable heating.

MANAGING HEAT RISK

1. All development proposals should minimise internal heat gain and the risks of overheating through design, layout, building orientation and use of appropriate materials. 2. Major development proposals should demonstrate how they will reduce the potential for overheating and reliance on air conditioning systems by: a. minimising internal heat generation through energy efficient design; b. reducing the amount of heat entering a building through orientation, shading, albedo, fenestration, insulation and the provision of green roofs and walls; c. managing the heat within the building through exposed internal thermal mass and high ceilings; d. maximising passive ventilation; and e. where necessary, providing mechanical ventilation and active cooling systems.

CARBON REDUCTION AND RENEWABLE ENERGY

1. Carbon Reduction and Construction Standards Development should meet the minimum standards of sustainable construction and carbon reduction as set out below: a. All major development will be required to achieve at least a 10% reduction in carbon dioxide emissions above the requirements of Part L Building Regulations; and b. New Non-residential development will be required to achieve a certified 'Excellent' rating under the BREEAM New Construction (Non-Domestic Buildings) 2018 scheme, or other equivalent standards. The version of BREEAM that a building must be assessed under should be the latest BREEAM scheme and not be based on scheme versions that have been registered under at the pre-planning stages of a project. Other construction standards, such as LEEDs or Passivhaus, will be supported provided that they are broadly at least in line with the standards set out above. 2. Renewable Energy Wherever possible, application of major development will be required to provide a minimum of 10% of the predicted energy needs of the development from renewable energy. Where on-site provision of renewable technologies is not appropriate, or where it is clearly demonstrated that the above target cannot be fully achieved on-site, any shortfall should be provided through: a. 'allowable solutions contributions' via Section 106 or CI

Protecting and Enhancing the Natural Environment

Biodiversity net gains. Sites within the RAMS Zone of Influence make appropriate contribution toward mitigation. No impacts on SSSI's or Sites of Local Importance

Green and Blue Infrastructure

Maximise opportunities for improving Green and Blue Infrastructure (GBI). Development adjacent to water course or water body, do not have any adverse on the function or quality of the Blue Infrastructure.

Air Quality

Developments do not create an unacceptable risk to Air Quality. All development types listed within the policy, criteria C are required to submit an Air Quality Assessment as part of the planning application process.

Waste Water and Sewage

2. Development proposals should: a. seek to improve the water environment and demonstrate that adequate wastewater infrastructure capacity is provided; b. ensure that misconnections between foul and surface water networks are eliminated and not easily created through future building alterations; c. incorporate measures such as smart metering, water saving and recycling, including retrofitting and rain/grey water harvesting, to help to achieve lower water consumption rates and to maximise futureproofing; 3. Applications will need to demonstrate that the sewerage network has adequate capacity both on and off-site to serve the development and to assess the need to contribute to any additional connections for the development to prevent flooding or pollution of land and water courses. Where sewerage capacity is identified as insufficient, development will only be permitted if it is demonstrated that improvements will be completed prior to occupation of the development.

Trees, Woodlands, Hedgerows

1. Development proposals that would result in the deterioration or loss of irreplaceable ancient woodland and ancient and veteran trees will not be permitted other than in wholly exceptional circumstances and only if the proposals include a suitable compensation strategy. Applicants will need to demonstrate the efficacy of the strategy by reference to the value of the habitats that will be lost or harmed and provide an appropriate implementation and maintenance programme to underpin the strategy the performance of which will be subject of a condition and/or planning obligation, as appropriate. 2. In all other cases, proposals should, so far as possible and practicable, seek to retain existing trees, woodlands and hedgerows where they make a positive contribution to the local landscape and/or biodiversity or which have significant amenity value. Wherever possible and appropriate, landscaping schemes should take account of and incorporate these existing features in the scheme and where any loss is unavoidable, incorporate measures to compensate for their loss.

Thames Chase Community Forest

Development proposals which fall within the Thames Chase Community Forest Arear should not prejudice the implementation, aims and objectives of the Thames Chase Plan.

OPEN SPACE AND RECREATIONAL FACILITIES

1. All open spaces, including the designated Urban Open Spaces, as identified will be protected and where necessary enhanced to ensure access to a network of high quality provision and opportunities for sport, play and recreation within the borough. The loss of open spaces and any ancillary facilities, such as sports, play and recreation provision, will not be permitted unless it can be demonstrated that: a. an assessment has been undertaken which clearly shows the provision and the function it performs is surplus to requirements; or b. the loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quantity and quality in a suitable, accessible location within the local catchment area; or c. the development is for alternative sports and recreational provision, the benefits of which clearly outweigh the loss. 2. New development is required to maximise opportunities to incorporate new publicly accessible, high quality and multi-functional open space and/or, where appropriate, enhance existing provision that will serve the new and existing community, through improved connections, biodiversity net-gain and high quality sport, play and recreational amenities. 3. The amount and type of provision required will be determined according to the Council's identified needs, as set out in its Open Space and Play Pitch Strategy and adopted open space standards; with regard to children's play space, the Council will seek proposals which meet the Fields in Trust minimum standards (see Figure 8.3). 4. Where it can be clearly demonstrated that proposals are not able to incorporate new provision or enhance existing provision to serve the new community, then a commuted sum may be requested in line with Policy MG05 Developer Contributions where such contributions will provide alternative or enhanced and conveniently accessible off-site open space provision. 5. Proposals for the inclusion or enhancement of supporting and ancillary uses and facilities on open space, such as sport, play and other supporting recreational provision, should meet the following criteria: a. the proposed facilities help improve the quality of the open space and promote inclusive access to a wide range of users and recreational interests; b. are demonstrably ancillary to the use of open space and its primary function, e.g. play/sports fields; c. help to contribute to both the character and amenity of the area and are appropriate and proportionate to the function and nature of the open space; d. do not have a detrimental impact on the environmental function of the open space. 6. Maintenance plans should be submitted at planning application stage for all new facilities to ensure their long-term quality and management.

ALLOTMENTS AND COMMUNITY FOOD GROWING SPACE

1. The provision of allotment space should, where possible and appropriate, be an integral part of the green and blue infrastructure provision in residential development. 2. Provision of areas for personal and community gardening and food growing will be favourably considered. 3. The change of use or development of designated allotment sites will not be permitted unless it can be demonstrated that provision is no longer required or that an alternative provision can be provided.

PROTECTING LAND FOR GARDENS

Proposals for development on sites that form part of an existing garden or group of gardens will only be permitted where: a. sufficient garden space and space around existing dwellings is retained, especially where these spaces and any trees are worthy of retention due to their contribution to the character of the area and their importance for biodiversity; b. the form, height and layout of the proposed development is appropriate to the surrounding pattern of development and the character of the area; c. the amenity and privacy of neighbouring, existing and new residents are protected; and d. provision is made for adequate amenity space, vehicular access arrangements and parking spaces for the proposed and existing properties.

CONTAMINATED LAND AND HAZARDOUS SUBSTANCES

Contaminated Land 1. Planning permission will only be granted for development on, or near to land which is suspected to be contaminated, where the Council is satisfied that: a. any risks, including to human health and the environment, can be adequately addressed in order to make the development safe; and b. there will be no adverse impact on the environment and quality of local groundwater or quality of surface water. 2. Proposed development on or near known or potentially contaminated land will be required to submit a Phase 1 Preliminary Risk Assessment to identify the level and type of risk and, where necessary: a. undertake a Phase 2 Intrusive Site Investigation to provide a detailed assessment of contamination and risks to all receptors; b. prepare a Remediation Statement providing details of a remediation scheme appropriate to the individual site; and c. submit a Validation Report prior to the construction of the development. Hazardous Substances and Installations 3. Development proposals involving the use, movement or storage of hazardous substances will only be permitted within designated employment areas as identified on the Policies Map and only if proposals can demonstrate that appropriate safeguards are in place to ensure there is no unacceptable risk to human health, safety and the environment. 4. Development of a site in the vicinity of a hazardous installation, will only be permitted where it is demonstrated that development will not constitute an unacceptable risk to human health, safety and the environment. Depending on individual site circumstances proposals may be required to be accompanied by a Preliminary Risk Assessment and Management Strategy that clearly identifies risks and sets out measures to appropriately manage and mitigate these.

GREEN BELT

A. The Metropolitan Green Belt within Brentwood Borough (as defined in the Brentwood Policies Map) will be preserved from inappropriate development so that it continues to maintain its openness and serve its key functions. Planning permission will not be granted for inappropriate development in the Green Belt other than in very special circumstances. B. All development proposals within the Green Belt will be considered and assessed in accordance with the provisions of national planning policy. C. The Council will seek to enhance the beneficial use of the Green Belt to provide or improve access to it; to provide or enhance opportunities for outdoor sport and recreation; to retain and enhance landscapes, visual amenity and biodiversity and; to improve damaged and derelict land. Development proposals in or adjacent to the Green Belt (including those the subject of allocations in this plan) will be expected to include measures to achieve these objectives so far as it is possible and appropriate. D. For site allocations which are being released from the Green Belt, development proposals should set out ways in which the impact of removing land from the Green Belt are to be offset through compensatory improvements to the environmental quality and accessibility of the remaining Green Belt land.

Protecting and Enhancing the Natural Environment

1. The Council will require development proposals to use natural resources prudently and protect and enhance the quality of the natural environment. All proposals should, wherever possible, incorporate measures to secure a net gain in biodiversity, protect and enhance the network of habitats, species and sites (both statutory and non-statutory) and avoid negative impacts on biodiversity and geodiversity. Compensatory measures will only be considered if it is not possible fully to mitigate any impacts. 2. When determining planning applications, the council will apply the principles relevant to habitats and biodiversity as set out in National Planning Policy. International Designated Sites 3. Where a proposed development is likely to have an adverse impact on European Designated Site (whether individually or in combination with other plans or proposals) permission will not be granted unless there is due compliance with the requirements of the Habitats Regulations. 4. New residential development within the Essex RAMS and Epping Forest SAC Zones of Influence will be required to provide appropriate on-site measures for the avoidance of, and/or reduction in, recreational disturbance on European Designated Sites through the incorporation of recreational opportunities, including the provision of green space and footpaths in the proposals. Proposals will be required to follow the mitigation hierarchy by seeking to avoid creating recreational impacts first and foremost, with mitigation measures considered separately to avoidance. Nationally Designated Sites 5. Development proposals within or outside a SSSI, likely to have an adverse effect on a SSSI (either individually or in combination with other developments), will not be permitted unless, exceptionally, the benefits of the proposed development clearly outweigh both the adverse impacts on the features of the site that make it of national importance and any impacts on the wider network of SSSIs. Sites of Local Importance 6. Development proposals that are likely adversely to affect locally designated sites, including their functional status within any identified ecological network, will only be permitted where the applicant can demonstrate that: a. the ecological coherence of the site and any local ecological network is maintained; and b. it can be demonstrated that the benefits of the development clearly outweigh the loss.

GREEN AND BLUE INFRASTRUCTURE

1. Brentwood's network of green and blue infrastructure (GBI) will be protected, enhanced and managed to provide a multi-functional, high quality open space resource, capable of delivering opportunities for recreation, health and wellbeing, ecological connectivity, biodiversity net-gain as well as wider ecosystem services for climate change adaptation. 2. New development is expected, where possible and appropriate, to maximise opportunities to enhance or restore existing GBI provision and/or create new provision on site that connects to the wider GBI network. Its design and management should also respect and enhance the character and distinctiveness of the local area. 3. Developments on sites containing or are adjacent to a water course or water body (Blue Infrastructure) are required to ensure there is no adverse impact on the functioning or water quality of the Blue Infrastructure. Proposals that maximise opportunities to enhance or restore Blue Infrastructure and incorporate these features into the public realm of the development will be supported. An adequate undeveloped buffer zone should be applied as necessary to mitigate flood risk, in line with Policy NE09 and/or support sustainable drainage, in line with Policy BE05. 4. Proposals should provide appropriate specification and maintenance plans for the proposed green and blue infrastructure throughout the life of the development.

AIR QUALITY

1. Development is required to meet national air quality standards and identify opportunities to improve air quality or mitigate local exceedances and impacts to acceptable legal and safe levels. Development proposals must demonstrate that they will not: a. Compromise the achievement of compliance targets within Air Quality Management Areas (AQMAs); b. Create new exceedance areas; and c. Create unacceptable risk of high levels of exposure to poor air quality, particularly where development is near to, or promotes land uses to be used by those particularly vulnerable to poor air quality (such as children and older adults). 2. Development proposals should be designed to minimise exposure to existing poor air quality and make appropriate provisions to improve local air quality conditions through design solutions and measures to the outdoor and indoor environment. Particular attention should be given to the positioning, layout and design of proposals for new build developments and community infrastructure (indoor and outdoor) that are likely to be used by large volumes of people on a daily basis, especially by vulnerable groups. Community infrastructure should, where possible incorporate appropriate buffer zones to prevent or minimise exposure to air pollution sources. 3. An Air Quality Impact Assessment is required as part of any planning application for: a. major developments; b. employment led developments; c. developments which will require substantial earthworks or demolition; d. developments which include community infrastructure including leisure, education and health facilities or open space (including child play space); e. new build developments in areas along busy or congested road and rail lines where residents will be exposed to poor air quality; f. developments which propose the use of Combined Heat and Power, biomass boilers or similar solutions that might impact air quality; and g. new developments within AQMAs. 4. Development proposals should have regard to their individual and cumulative impacts on air quality. Proposals that do not meet the requirements of (A) and (B) above will be resisted unless appropriate measures are implemented to ensure adverse impacts can be mitigated to an acceptable level. Mitigation should be provided onsite unless it can be demonstrated that it is inappropriate and that off-site provision will deliver equivalent or wider benefits.

FLOOD RISK

1. New development will be required to avoid areas of flood risk by applying the Sequential and, where necessary, the Exception Tests in accordance with national policy and guidance. 2. A site specific Flood Risk Assessment must assess all sources of flooding. It should demonstrate how flood risk will be managed over the development's lifetime, taking climate change into account. A site specific FRA is required, in accordance with national policy guidance, for the following types of development: a. all new development greater than 1 ha in size in Flood Zone 1; b. all development within a Critical Drainage Area; c. all new development (including minor development and change of use) in flood zones 2 and 3; d. new development or a change of use to a more vulnerable class which may be subject to other sources of flooding. 3. Where proposals satisfy the Sequential and Exception Tests design proposals should ensure that: a. the most vulnerable land uses are located in areas within the site that are at lowest risk of flooding; b. development will be safe for its lifetime taking account of the vulnerability of its users, c. flood risk will not increase elsewhere; d. development would not constrain the natural function of the flood plain, either by impeding flow or reducing storage capacity; e. development is constructed so as to remain operational even at times of flood through resistant and resilient design; f. appropriate mitigation measures are incorporated to address any residual flood risk safely, including safe access and egress for all likely users of the development; g. where necessary incorporate flood resistant and flood resilient design measures such that, in the event of a flood, the development could be quickly brought back into use without significant refurbishment; h. incorporate sustainable drainage systems in line with Policy BE05 Sustainable Drainage, unless there is clear evidence that this would be inappropriate; i. where possible, the development will reduce flood risk overall. j. safe access and escape routes are included where appropriate, as part of an agreed Emergency Response Plan, where required. 4. Where the site is additionally located within a Critical Drainage Area (CDA), development should minimise and mitigate surface water runoff in line with Policy BE05 Sustainable Drainage.

Heritage Assets and their Settings

Proposals affecting heritage assets and their settings, including protected lanes, should seek to preserve and wherever possible enhance the asset and its setting. When considering proposals which are likely to cause harm to such an asset consideration will be given to: a. the significance of the asset and its setting; and b. the extent to which the scale of any harm or loss harm has been minimised.

Listed Buildings

Listed buildings are buildings of special architectural or historic interest. Proposals affecting listed buildings should refer directly to the statutory list of Buildings of Special Architectural or Historic Interest. Works such as the demolition, alterations (both internal and external) or extensions that would affect a listed building's character will require listed building consent. Proposals will be required to take a practical approach towards the alteration of listed buildings to comply with the Equality Act 2010 and subsequent amendments, provided that proposed alterations and changes to access are sympathetic and ensure the building's special interest remains unharmed.

Conservation Areas

The Council will seek to promote high quality new development of exceptional design that makes a positive contribution to local character and respects the historic context. Development proposals in a Conservation Area should make reference to the relevant Conservation Area appraisal. There will be a presumption against the demolition of buildings or other features that positively contribute to the character or appearance of a Conservation Area, in the absence of detailed and acceptable proposals for replacement development. Use of non-traditional materials, will not normally be permitted on, or in proximity to, listed buildings or in Conservation Areas. In order to ensure a high standard of design and materials, outline applications will not be accepted.

Local List

Locally listed buildings will be a material consideration in determining planning applications: the retention of important features and fabric and the impact of proposals upon the local significance and understanding of a locally listed building will be a material consideration.

Protected Lanes

Material increases in motorised traffic using a Protected Lane due to development proposals must be assessed and action/infrastructure to influence user behaviour and encourage more sustainable modes of transport, will be required. Any proposals that would have a materially adverse impact on the physical appearance of Protected Lanes or generate traffic of a type or amount inappropriate for the traditional landscape and nature conservation character of a Protected Lane, will not be permitted.

Mitigating Impacts on Heritage Assets

Any harm to, or loss of, the significance of a designated heritage asset (from its alteration or destruction, or from development within its setting), requires clear and convincing justification. Applicants are expected to demonstrate how the heritage assessment (as documented in the Heritage Statement) has appropriately informed and guided the design of the proposal to ensure they do not impact the architectural details and qualities of the asset. Proposals should be of the highest architectural and urban design quality, having regard to and respecting local character and other policies in this plan. Development proposals that appropriately preserve or help to better reveal and enhance heritage assets and their setting will be supported.

STANDARDS FOR NEW HOUSING

Internal Residential Space 1. All new build housing will achieve appropriate internal space through compliance with the nationally-described space standard as summarised in Figure 6.3 or as may be superseded. External Residential Space 2. New residential units will be expected to have direct access to an area of private and/or communal amenity space. The form of amenity space will be dependent on the form of housing and could be provided in a variety of ways, such as a private garden, roof garden, communal garden, courtyard balcony, or ground-level patio with defensible space from public access. In providing appropriate amenity space, development proposals should be designed to provide amenity space of a shape, size and location to allow effective and practical use of and level access to the space by residents.

Safeguarding Permitted Sites

Gypsy and Traveller pitches listed in criteria B of the policy are granted permanent planning permission

Dunton Hills Garden Village - Masterplan and Development Principles

1. The development of Dunton Hills Garden Village shall be carried out in accordance with a comprehensive masterplan which shall demonstrate how community and stakeholder involvement has influenced the design and layout of the submitted scheme and its intended delivery. The masterplan shall be submitted to the Council for its approval as part of the initial application for planning permission. 2. The Masterplan shall: a. be locally led with the community and relevant stakeholders, in accordance with the Statement of Community Involvement; b. show the intended overall design and layout of the development and the proposed distribution and location of uses across the allocated site which shall accord with, be based upon and promote, garden community principles; c. demonstrate how heritage assets and their settings will be sympathetically and appropriately integrated into the development taking into account the requirements of para.3 (j) and (k) below; d. identify the proposed transport links, including access to the site and main internal highway links, and principal walking, cycling and bridle links (including links to the surrounding network); e. show all structural landscaping and the treatments to be provided (including boundary treatments and measures to ensure visual separation from Basildon); f. incorporate a green and blue infrastructure (GBI) plan which is informed by a comprehensive wildlife and habitat survey and heritage and landscape character assessments; g. show all intended links to the surrounding footpath and cycleway network and indicate potential footpath and cycleway links towards Basildon from the east of the allocated site; h. show how development will safeguard, maintain and, where possible, enhance key views in and across the allocated site; i. provide for convenient pedestrian and cycle links through the allocated site towards West Horndon Station; j. show how the development will incorporate the full range of sustainable transport measures, including dedicated bus services and the location and nature of a mobility hub; k. identify the locations and forms of the district and local centres, including the community and healthcare facilities to be provided within them; and l. include a phasing and implementation plan which should secure the phasing of development across the whole of the allocated site to ensure that the development will be carried out in a manner that co-ordinates the implementation and timely delivery of such on and off-site infrastructure as shall be necessary to support each phase of the development and to ensure that: i. its impacts are satisfactorily and appropriately mitigated; ii. there are adequate supporting facilities (including access to adequate green and blue infrastructure, leisure and sporting facilities, shops, health, community and educational facilities) that will allow the early establishment of a self-sufficient and cohesive community; and iii. occupiers have an appropriate range of sustainable travel options at their disposal, including access to bus services and the cycle and pedestrian link to West Horndon Station. 3. Development proposals should: a. ensure that detailed design and layout take into account the guidance contained in an adopted Garden Village Design Supplementary Planning Document; b. ensure that the distinct spatial, landscape and heritage qualities of the site and its surroundings are maintained or enhanced; c. ensure that the design of neighbourhoods is such that they are harmoniously integrated to form an overall Dunton Hills Garden Village identity and distinctiveness; d. combine to provide an appropriate range of densities across the site to ensure a compact and highly networked, walkable and fine-grained environment with a highly connected street-based layout that encourages walking and cycling; e. provide, or relate appropriately to, well-located multi-functional green infrastructure to promote safe, and attractive environments for leisure, informal and adventure play areas, recreational and sporting activity with appropriate levels of surveillance; f. promote coherent signposted internal footpath and cycleway routes that provide, where appropriate, links to the surrounding network with sympathetic transitions between the rural and urban environment; g. provide or contribute to a highly connected and biodiverse ecological network that incorporates existing habitats of value and natural features and, wherever possible and appropriate, the enhancement of existing, or the creation of new, habitats; and h. provide an appropriate level of formal sports pitches and facilities to meet the evolving needs of the community; i. ensure the public right of way (PRoW) network is retained, maintained and enhanced; j. take into account the findings of the Council's Heritage Impact Assessment for Dunton Hills Garden Village and the applicant's own heritage impact assessment and demonstrate what measures have been taken to sustain the significance of any affected designated and non-designated heritage asset and its setting, whether on or off-site and, wherever possible and appropriate, include other measures to provide enhancements to their settings; and k. take into account the results of a programme of archaeological evaluation based upon a geophysical survey of the development area. 4. The development shall be delivered in accordance with the phasing and implementation plan. 5. A mobility hub shall be delivered prior to the first occupation of the development with provision for its enhancement and expansion during later phases to be secured through a planning obligation. 6. Where directly related to Dunton Hills Garden Village applicants will be required to make necessary, appropriate and reasonable financial contributions via planning obligations towards: a. off-site highway infrastructure improvements as may be necessary and reasonably required by National Highways and Essex County Council in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes) unless, in the case of the A127/128 junction, the applicant enters into a s.278 Agreement for its timely construction, if more appropriate; b. necessary bus services to nearby school facilities prior to the delivery of on-site school facilities which services shall be secured before first residential occupation of the development; c. phased improvements to West Horndon Station in accordance with policy BE08 to increase its capacity and utility in line with anticipated demand generated by each phase of the development; d. off-setting improvements to the Hartswood Golf Course. 7. Appropriate restrictions on the occupation of the development will be imposed subject to the carrying out and completion of necessary highway works to secure safe and convenient access to the site, including any necessary improvements to the A128 corridor. 8. Proposals shall include a supporting statement which addresses the long-term governance and stewardship arrangements (including the management, maintenance and renewal) of the green and blue infrastructure, the public realm, community and other relevant public facilities. Planning obligations will be sought to secure the long term funding, maintenance and stewardship of the assets where necessary. 9. Proposals shall include a supporting statement that includes initiatives to ensure that new jobs created are offered to local people, as far as may be reasonably possible.

PROTECTING THE EXISTING HOUSING STOCK

1. To ensure that housing supply is protected, the net loss of existing dwellings will be resisted. The Council will only support development proposals that would result in the net loss in the number of dwellings where one or more of the following criteria are met: a. the continued use of the building as a dwelling is undesirable due to proven environmental constraints; and b. the loss of the dwellings would be outweighed by the provision of an essential community service or another form of residential accommodation. 2. In justifying any change of use between residential use classes, proposals must demonstrate how they are responding to established housing need as demonstrated in the Council's most up-to-date housing need evidence.

RESIDENTIAL DENSITY

Proposals for new residential developments not allocated in the Plan: a. should take a design led approach to density which ensures schemes are sympathetic to local character and make efficient use of land; b. be expected to achieve a net density of at least 35 dwellings per hectare net or higher, unless the character of the surrounding area suggests that such densities would be inappropriate, or where other site constraints make such densities unachievable; and c. be expected to achieve a higher density, generally above 65 dwellings per hectare net in the Town Centre and District Shopping Centres listed below Strategic Policy PC04 Retail Hierarchy of Designated Centres, or other locations with good public transport accessibility, subject to Strategic Policy BE14 Creating Successful Places.

SPECIALIST ACCOMMODATION

1. The Council will grant permission for proposals which contribute to the delivery of Specialist Accommodation, provided that the development: a. meets demonstratable need; b. is readily accessible to public transport, shops, local services, community facilities and social networks and, where appropriate, employment and day centres; and c. would not result in the over concentration of any one type of accommodation. 2. Subject to viability, where accommodation falls within use class C3 an appropriate proportion of affordable housing in accordance with Policy HP05 Affordable Housing will be required with a mix of tenures to meet identified needs. 3. A condition may be imposed restricting occupation to persons requiring specialist accommodation where deemed necessary. 4. Where a need for Gypsy and Traveller pitches are identified by the Council, Policy HP10: Proposals for Gypsies, Travellers and Travelling Showpeople Windfall Sites would apply.

AFFORDABLE HOUSING

1. The Council will require the provision of 35% of the total number of residential units to be provided and maintained as affordable housing within all new residential development sites on proposals of 10 or more (net) units. 2. In considering the suitability of affordable housing, the Council will require that: a. the tenure split be made up of 86% Affordable/Social Rent and 14% as other forms of affordable housing (this includes starter homes, intermediate homes and shared ownership and all other forms of affordable housing as described by national guidance or legislation) or regard to the most up to date housing evidence; b. the affordable housing be designed in such a way as to be seamlessly integrated to that of market housing elements of a scheme (in terms of appearance, build quality and materials) and distributed throughout the development so as to avoid the over concentration in one area; and c. the type, mix, size and cost of affordable homes will meet the identified housing need as reported by the Council's most up-to-date housing evidence. 3. In seeking affordable housing provision, the Council will have regard to scheme viability; only where robust viability evidence demonstrates that the full amount of affordable housing cannot be delivered, the Council will negotiate a level of on-site affordable housing that can be delivered taking into account the mix of unit size, type and tenure and any grant subsidy received. 4. The Council will only accept off-site provision, or an appropriate financial contribution in lieu of on-site provision where it can be robustly demonstrated that on-site provision is not possible and that, in the individual case and to the satisfaction of the Council, the objective of creating mixed and balanced communities can be effectively and equally met through either off-site provision or an appropriate financial contribution in lieu or a combination of the two. 5. Where a site has been sub-divided or is not being developed to its full potential so as to fall under the affordable housing threshold, the Council will seek a level of affordable housing to reflect the provision that would have been achieved on the site as a whole had it come forward as a single scheme for the allocated or identified site. 6. Planning obligations will be used to ensure that the affordable housing will remain at an affordable price for future eligible households, or for the subsidy to be recycled to alternative affordable housing provision. 7. The requirement to provide affordable housing will apply to all residential development falling under use class C3 with the exception of Gypsy & Traveller Pitches or Travelling Showman Plots.

PROVISION FOR GYPSIES AND TRAVELLERS

1. In order to meet identified need, a total of 13 permanent pitches for Gypsies and Travellers as defined by national planning policy for the period 2016-2033 will be provided. 2. The following sites are removed from the Green Belt and are allocated for permanent Gypsy and Traveller accommodation, as shown on the Brentwood Policies Map. Proposals for these sites must comply with the specified requirements: a. Site Ref GT16 i. Site Address: Oaktree Farm (Greenacres), Chelmsford Road ii. Allocated for 7 pitches iii. Proposals for development at this site require a landscape framework to be submitted to provide suitable boundary treatment to include a mixture of native trees and shrubs around the site to safeguard the character and appearance of the area. b. Site Ref GT17 i. Site Address: Hunters Green, Albyns Lane, Navestock ii. Allocated for 1 pitch c. Site Ref R01 (I) Dunton Hills Garden Village Strategic Allocation i. Site Address: Dunton Hills Garden Village, West Horndon, Brentwood ii. Allocated for 5 pitches iii. Proposals for development at this site should comply with the site-specific requirements set out in policy R01(I).

SAFEGUARDING PERMITTED SITES

1. The existing Gypsy and Traveller sites listed below are removed from the Green Belt and will be safeguarded from alternative development, unless it can be demonstrated that the site is no longer required to meet any identified Traveller need across the borough, or acceptable replacement accommodation can be provided. 2. Any other site that is subsequently granted a permanent planning permission for Gypsy and Traveller use shall be safeguarded in accordance with this policy. Gypsy and Traveller Sites Site Ref Location No of Pitches GT1 Clementines Farm, Murthering Lane, Navestock 1 GT2 Deep Dell Park (Willow Farm), Ingatestone 6 GT3 Lilliputs, Blackmore 2 GT4 Meadow View, Blackmore 2/3 GT5 Pond End, Kelvedon Hatch 1/2 GT6 Ponderosa, Kelvedon Hatch 1 GT7 Poplar Farm, Ingatestone 2/3 GT8 Roman Triangle, Mountnessing 5 GT9 Rye Etch, Navestock 3 GT10 The Willows', Kelvedon Hatch 3 GT11 Tree Tops, Navestock 3 GT12 Warren Lane, Doddinghurst 1 GT13 Wenlock Meadow 1 GT14 Hope Farm, Navestock 3 GT15 Orchard View, Navestock 4 3. Of the sites listed above, applications for the removal of temporary personal planning permissions for Gypsy and Traveller sites to permanent planning permissions for Gypsy and Traveller sites will be supported by the local planning authority provided the occupant meet the definition of a Gypsy, Traveller or Travelling Showperson as defined in national planning policy.

SUB-DIVISION OF PITCHES OR PLOTS

1. The local planning authority will allow the sub-division of allocated or authorised Gypsy, Traveller and Travelling Showpeople sites on a case by case basis provided that all the following criteria are met: a. the living environment of residents on the proposed site and neighbouring land is protected; b. sites are of a suitable size to enable the creation of additional pitches or plots; c. there is no significant loss of soft and hard landscaping and amenity provision within the existing site, particularly where conditioned by a previous consent; d. there is no significant adverse impact on the intrinsic character and beauty of the countryside; and e. there is no adverse impact in terms of highways access and vehicle movement. 2. The sub-division of plots/pitches on additional sites that might come forward within the green belt will be considered against green belt policy.

Dunton Hills Garden Village Strategic Allocation

1. In line with Policy MG01, land at Dunton Hills (east of the A128, south of the A127 and north of the C2C railway line, approximately 259.2 ha in size) is allocated for residential-led mixed-use development to deliver Dunton Hills Garden Village. 2. The development will deliver a mix of uses to comprise around 1,650 homes in the plan period (as part of an overall indicative capacity of around 4,000 homes, the remainder to be delivered beyond 2033) together with necessary community, retail and employment development and comprehensive infrastructure to support a self-sustaining, thriving and healthy garden village. 3. The development proposals shall accord with all other relevant policies in this Plan (including the master planning and delivery requirements of R01(ii)). 4. Development proposals shall deliver an appropriate variety of housing types and tenures in accordance with the Borough's identified needs and the specific needs of Dunton Hills Garden Village. They shall include the provision of: a. self-build and custom build plots in accordance with Policy HP01; b. specialist accommodation including three care homes of around 80 beds each, or an appropriate mix of specialist accommodation to meet identified needs, in accordance with Policy HP04; c. affordable housing in accordance with Policy HP05; and d. a minimum of 5 serviced Gypsy and Traveller pitches, the location of the pitches and the timing of their provision to be identified in the masterplan. 5. Development proposals shall deliver around 5.5 hectares of employment development distributed across the village that may include office, light industrial and research and development uses coming within use class E and other employment development that is complementary to, and compatible with, the residential development. 6. Development proposals shall deliver main town centre uses in the form of a district shopping centre and such additional local centres (in accordance with Policy PC04) as may be appropriate in order to optimise the self-sufficiency of the village. These centres shall also include the community and health facilities and related infrastructure necessary to support the village's residential and working community. 7. Development proposals shall make provision for: a. a site for one secondary school (Class F1) (around 7.9 hectares) with capacity to co-locate one primary school and one early years and childcare nursery facility; b. sites for an additional two primary schools with sufficient capacity to co-locate early years and childcare nursery facilities (around 2.1 hectares each); c. a site for a further primary school with capacity to co-locate early years and childcare nursery facilities (around 2.1 hectares) in the eventuality primary education provision is not co-located with the secondary school; and d. an additional stand-alone early years and childcare nurseries (around 0.13 hectares). 8. Not less than 50% of the total allocated area shall comprise green and blue infrastructure which should, so far as possible, be of a multi-functional nature. 9. Development proposals shall make provision for a mobility hub that should relate well to the district centre.

LAND AT WEST HORNDON INDUSTRIAL ESTATE

Land at West Horndon Industrial Estate is allocated for residential-led mixed use development. 1. Amount and Type of Development Development should provide: a. around 580 new homes; b. around 60 bed residential care home or an appropriate mix of specialist accommodation to meet identified needs, in accordance with policy HP04; c. 5% self-build and custom build across the entire allocation area; d. around 2ha of land for employment purposes which may include light industrial, offices, research and development (within class E) or other sui generis employment uses which are compatible with the residential development; e. retail, commercial and leisure floorspace sufficient to meet the needs of the new community. 2. Development Principles Proposals should: a. be accompanied by a comprehensive masterplan and phasing strategy to inform detailed proposals as they come forward; b. provide vehicular access via Station Road and Childerditch Lane; c. create a new village centre, connected by sustainable links to West Horndon station, and which comprises retail and supporting community facilities; d. provide new and enhanced links with West Horndon station and the wider area; and e. provide well-connected internal road layouts which allow for good accessibility; f. provide new multi-functional green infrastructure, including public open space in accordance with Policies NE02 and NE05; g. provide for appropriate landscaping and buffers along sensitive boundary adjoining the railway line; and h. any future development should sustain and where possible enhance the significance of the Scheduled former parish church and churchyard of St Nicholas, the Grade II* listed Registered Park and Garden of Thorndon Hall, and the Thorndon Park Conservation Area and their settings. 3. Infrastructure Requirements a. provision of improved bus service; b. provision of health facilities; and c. as the site is located within a Critical Drainage Area, development should minimise and mitigate surface water runoff in line with Policy BE05 Sustainable Drainage. 4. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards: a. off-site highway infrastructure improvements as may be reasonably required by National Highways (M25, J28 and J29) and Essex County Council (A127/B186) in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes); b. necessary bus services to secondary school facilities prior to the delivery of secondary school at Dunton Hills Garden Village, which services shall be secured before first residential occupation of the development; c. phased improvements to West Horndon Station in accordance with policy BE08 to increase its capacity and utility in line with anticipated demand generated by each phase of the development.

LAND NORTH OF SHENFIELD

Land north of Shenfield, known as Officer's Meadow and surrounding land is allocated for residential-led mixed-use development. 1. Amount and Type of Development Development should provide: a. around 825 new homes; b. around 2.1 hectares of land for a co-located primary school and early years and childcare nursery; c. around 60 bed residential care home or an appropriate mix of specialist accommodation to meet identified needs, in accordance with policy HP04; d. 5% self-build and custom build across the entire allocation area; and e. around 2ha of land for employment purposes which may include light industrial, offices, research and development (within class E) or other sui generis employment uses which are compatible with the residential development. 2. Development Principles Development should: a. be accompanied by a comprehensive masterplan and phasing strategy to inform detailed proposals as they come forward; b. be of a design quality and layout that reflects its key gateway location, particularly on land near to Junction 12, A12; c. provide vehicular access via Chelmsford Road (A1023) and Alexander Lane; d. allow if possible for the diversion of Alexander Lane to create a quiet lane for pedestrians and cyclists, with the provision for new and improved route through the development site linking to Chelmsford Road; e. enhance walking, cycling and public transport services with Shenfield station and local services and facilities in the wider area, including Brentwood Town Centre; f. provide well-connected internal road layouts which allow for good accessibility; g. provide new multi-functional green infrastructure including public open space in accordance with Policies NE02 and NE05; h. maintain and enhance Public Rights of Way within the site and to the wider area; i. protect and where appropriate enhance the Local Wildlife Site (Arnold's Wood). j. provide for appropriate landscaping and buffers along sensitive boundaries adjoining the A12 and railway line. k. maintain the same amount of existing playing field provision on site or, where this cannot be achieved, provide replacement playing fields (including supporting ancillary facilities) of equivalent or better provision in terms of quantity and quality in a suitable location prior to commencement of development on the playing field. Any replacement playing field provision should not prejudice Shenfield High School or the community from meeting their playing pitch needs; and l. be designed to ensure a coherent functional relationship with the existing development, which should be well integrated into the layout of the overall masterplan. 3. Infrastructure Requirements Proposals should a. provide pedestrian and cycle crossing points across Chelmsford Road (A1023) where appropriate; b. provide an improved bus service; c. as the site is located within a Critical Drainage Area, development should minimise and mitigate surface water runoff in line with Policy BE05 Sustainable Drainage. 4. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards: a. off-site highway infrastructure improvements as may be reasonably required by National Highways and Essex County Council in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes); b. 'quiet way' cycle routes connecting transfer hubs to schools in Brentwood Town Centre.

FORD HEADQUARTERS AND COUNCIL DEPOT

The Ford Headquarters and Council Depot, Warley is allocated for residential-led mixed use development. 1. Amount and Type of Development Development should provide: a. 133 new homes; b. around 60 bed residential care home or an appropriate mix of specialist accommodation to meet identified needs, in accordance with policy HP04. c. 5% self-build and custom build housing across the entire allocation area; and d. around 2ha of land for employment purposes which may include light industrial, offices, research and development (within class E) or other sui generis employment uses which are compatible with the residential development. 2. Development Principles Proposals should: a. be accompanied by a comprehensive masterplan and phasing strategy to inform detailed proposals as they come forward; b. provide vehicular access via Eagle Way and The Drive; c. provide well-connected internal road layouts which allows for good accessibility; d. integrate existing community facilities within new development; e. provide for new multi-functional green infrastructure including public open space in accordance with Policies NE02 and NE05 f. any future development should sustain and where possible enhance the significance of the Grade II listed Blenheim House and the Chapel of the Royal Anglian and Essex Regiments and their settings; g. protect and where appropriate enhance the Local Wildlife Sites (Barrack Wood/Donkey Lane Plantation); and h. provide an improved bus service. 3. Drainage As the site is located within a Critical Drainage Area, development should minimise and mitigate surface water runoff in line with Policy BE05 Sustainable Drainage. 4. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards: a. off-site highway infrastructure improvements as may be reasonably required by National Highways and Essex County Council in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes); b. 'quiet way' cycle routes connecting transfer hubs to schools in Brentwood Town Centre.

LAND OFF NAGS HEAD LANE

Land off Nags Head Lane, Brentwood is allocated for around 125 new homes. 1. Development Principles Proposals should: a. provide vehicular access via Nags Head Lane; b. provide good pedestrian and cycle connections to routes identified within the Brentwood Cycle Action Plan or other relevant evidence; c. provide public open space in accordance with policies NE02 and NE05; and d. provide sensitive landscaping along the north and eastern boundaries adjoining existing commercial development and residential dwellings; and e. any future development at R06 should sustain and where possible enhance the significance of The Grade II listed Nags Head public house and its setting. 2. Drainage As the site is located within a Critical Drainage Area, development should minimise and mitigate surface water runoff in line with Policy BE05 Sustainable Drainage. 3. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards: a. off-site highway infrastructure improvements as may be reasonably required by National Highways and Essex County Council in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes); b. 'quietway' cycle routes connecting transfer hubs to schools in Brentwood Town Centre.

SOW AND GROW NURSERY

Sow and Grow Nursery, Pilgrims Hatch is allocated for around 38 new homes. 1. Development Principles Proposals should: a. provide vehicular access via Ongar Road; b. provide good pedestrian and cycle connections to routes identified within the Brentwood Cycle Action Plan or other relevant evidence; c. any future development should sustain and where possible enhance the significance of the Grade II listed Registered Park and Garden of South Weald Park and its setting; and d. provide sensitive landscaping along the southwestern boundary adjoining the allotments. 2. Drainage As the site is located within a Critical Drainage Area development should minimise and mitigate surface water runoff in line with Policy BE05 Sustainable Drainage. 3. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards: a. off-site highway infrastructure improvements as may be reasonably required by National Highways and Essex County Council in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes); b. 'quietway' cycle routes connecting transfer hubs to schools in Brentwood Town Centre.

LAND AT MASCALLS LANE

Land at Mascalls Lane, Warley is allocated for around 9 new homes. 1. Development Principles Proposals should: a. provide vehicular access via Mascalls Lane; and b. provide appropriate landscaping along sensitive north, east and western boundaries adjoining existing residential dwellings. 2. Drainage As the site is located within a Critical Drainage Area, development should minimise and mitigate surface water runoff in line with Policy BE05 Sustainable Drainage.

LAND OFF WARLEY HILL

Land off Warley Hill, Warley is allocated for around 43 new homes. 1. Development Principles Proposals should: a. provide vehicular access via Pastoral Way; and b. any future development should sustain and where possible enhance the significance of the Grade II listed Warley Hospital, Tower at Warley Hospital and Lodge to Warley Hospital and their settings; and c. provide for sensitive landscaping throughout the site and consider the need for the retention of some existing trees on site where appropriate. 2. Drainage As the site is located within a Critical Drainage Area, development should minimise and mitigate surface water runoff in line with Policy BE05 Sustainable Drainage. 3. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards: a. off-site highway infrastructure improvements as may be reasonably required by National Highways and Essex County Council in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes); b. 'quietway' cycle routes connecting transfer hubs to schools in Brentwood Town Centre.

Dunton Hills Garden Village

Housing: Delivery of 1,650 new homes, providing 35% affordable housing; 5% self and Custom build homes; Delivery of three care homes of around 80 bed spaces each; Minimum of 5 new Gypsy and Traveller pitches. Employment: 5.5 ha of employment land of E use class. Infrastructure: Delivery of at least one secondary school with sufficient capacity to co-locate early years and childcare nursery facilities. Environment and Heritage: Minimum of 50% of the site is green and blue infrastructure; National Heritage Risk Register

Land at West Horndon Industrial Estate

Housing: Deliver 580 new dwelling; 35% affordable housing; 5% Self and Custom Build homes; 60-bed residential care home or appropriate specialist accommodation. Employment: Around 2 ha of employment land with an appropriate mix of retail, commercial, and leisure floorspace. Environment and Heritage: Preparation of a Heritage Statement

Land North of Shenfield

Housing: Provide 825 new homes; 35% affordable housing; 5% self and custom builds; 60 bed residential care home. Employment: 2ha of employment land. Infrastructure: Provide vehicle access off Chelmsford Road and Alexander Lane; Provide multi-function green infrastructure, including maintaining the provision of the existing playing field on site; 2.1 ha of land for primary school and early years and childcare nursey.

Brentwood Railway Station Car Park

Brentwood Railway Station car park is allocated for around 200 new homes. 1. Development Principles Proposals should: a. provide vehicular access via St. James Road; b. provide good pedestrian and cycle connections to routes identified within the Brentwood Cycle Action Plan or other relevant evidence; c. provide public open space as required by Policy NE05; and d. ensure that the level of parking on site is sufficient to meet existing and future rail traveller needs. 2. Drainage As the site is located within a Critical Drainage Area, development should minimise and mitigate surface water runoff in line with Policy BE05 Sustainable Drainage. 3. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards: a. off-site highway infrastructure improvements as may be reasonably required by National Highways and Essex County Council in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes); b. 'quietway' cycle routes connecting transfer hubs to schools in Brentwood Town Centre.

Westbury Road Car Park

Land off Westbury Road, Brentwood is allocated for around 45 new homes. 1. Development Principles Proposals should: a. provide vehicular access via Westbury Road; b. be designed to a high standard to meet the objectives of the Town Centre Design Plan as part of a key opportunity area; c. provide good pedestrian and cycle connections to routes identified within the Brentwood Cycle Action Plan or other relevant evidence; d. any future development at R11 should sustain and where possible enhance the significance of the Brentwood Town Centre Conservation Area and the Grade II listed building at 120 High Street and their settings; e. be accompanied by a heritage assessment taking account of archaeological potential for the historic core of Brentwood; and f. the retention of public parking spaces to be reconfigured and integrated with the new development, provided that the number of spaces to be included is sufficient to meet overall town centre public parking needs in combination with other public parking provision within the town centre. 2. Drainage As the site is located within a Critical Drainage Area, development should minimise and mitigate surface water runoff in line with Policy BE05 Sustainable Drainage. 3. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards: a. off-site highway infrastructure improvements as may be reasonably required by National Highways and Essex County Council in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes); b. 'quietway' cycle routes connecting transfer hubs to schools in Brentwood Town Centre.

Land at Hunter House

Land at Hunter House is allocated for around 48 new homes. 1. Development Principles Proposals should: a. provide vehicular access via Western Road; b. provide good pedestrian and cycle connections to routes identified within the Brentwood Cycle Action Plan or other relevant evidence; c. any future development at R12 should sustain and where possible enhance the significance of the Brentwood Town Centre Conservation Area and its setting; and d. be accompanied by a heritage assessment taking account of archaeological potential for the historic core of Brentwood. 2. Drainage As the site is located within a Critical Drainage Area, development should minimise and mitigate surface water runoff in line with Policy BE05 Sustainable Drainage. 3. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards: a. off-site highway infrastructure improvements as may be reasonably required by National Highways and Essex County Council in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes); b. 'quietway' cycle routes connecting transfer hubs to schools in Brentwood Town Centre.

Chatham Way Car Park

Chatham Way car park, Brentwood is allocated for around 31 new homes. 1. Development Principles Proposals should: a. provide vehicular access via Chatham Way; b. provide good pedestrian and cycle connections; c. retain as much public car parking as possible; d. any future development should sustain and where possible enhance the Brentwood Town Centre Conservation Area and its setting; e. be accompanied by a heritage assessment taking account of archaeological potential for the historic core of Brentwood; and f. the retention of public parking spaces to be reconfigured and integrated with the new development, provided that the number of spaces to be included is sufficient to meet overall town centre public parking needs in combination with other public parking provision within the town centre. 2. Drainage As the site is located within a Critical Drainage Area, development should minimise and mitigate surface water runoff in line with Policy BE05 Sustainable Drainage. 3. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards: a. off-site highway infrastructure improvements as may be reasonably required by National Highways and Essex County Council in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes); b. 'quietway' cycle routes connecting transfer hubs to schools in Brentwood Town Centre.

WILLIAM HUNTER WAY CAR PARK

William Hunter Way car park, Brentwood is allocated for residential-led mixed use development. 1. Amount and Type of Development Development should provide: a. around 300 new homes of mixed size and type, including affordable housing; and b. retail, commercial and leisure floorspace sufficient to meet the needs of the new community. 2. Development Principles Proposals should: a. provide vehicular access via William Hunter Way; b. be designed to a high standard to meet the objectives of the Town Centre Design Plan as part of a key opportunity area; c. be the subject of a comprehensive masterplan to inform detailed proposals as they come forward, to include full consideration of the sensitive site edges; d. provide good pedestrian and cycle connections to routes identified in the Brentwood Cycle Action Plan or other relevant evidence; e. any future development should sustain and where possible enhance the Brentwood Town Centre Conservation Area and its setting; f. be accompanied by a heritage assessment taking account of archaeological potential for the historic core of Brentwood; and g. the retention of public parking spaces to be reconfigured and integrated with the new development, provided that the number of spaces to be included is sufficient to meet overall town centre public parking needs in combination with other public parking provision within the town centre. 3. Drainage As the site is located within a Critical Drainage Area, development should minimise and mitigate surface water runoff in line with Policy BE05 Sustainable Drainage. 4. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards: a. off-site highway infrastructure improvements as may be reasonably required by National Highways and Essex County Council in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes); b. 'quietway' cycle routes connecting transfer hubs to schools in Brentwood Town Centre.

WATES WAY INDUSTRIAL ESTATE

Wates Way Industrial Estate, Brentwood is allocated for residential-led mixed use development. 1. Amount and Type of Development Development should provide: a. around 46 new homes; and b. retail, commercial and leisure floorspace sufficient to meet the needs of the new community. 2. Development Principles Proposals should: a. provide vehicular access via Ongar Road; b. provide public open space as required by policy NE05; and c. provide good pedestrian and cycle connections to routes identified in the Brentwood Cycle Action Plan or other relevant evidence. d. consideration of historic context for the area. 3. Drainage As the site is located within a Critical Drainage Area, development should minimise and mitigate surface water runoff in line with Policy BE05 Sustainable Drainage. 4. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards: a. off-site highway infrastructure improvements as may be reasonably required by National Highways and Essex County Council in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes); b. 'quietway' cycle routes connecting transfer hubs to schools in Brentwood Town Centre.

LAND OFF DODDINGHURST ROAD

Land off Doddinghurst Road, Pilgrims Hatch and Brentwood is allocated for around 200 new homes. 1. Development Principles Proposals should: a. provide vehicular access via Doddinghurst Road; b. provide public open space as required by policy NE05; c. provide good pedestrian and cycle connections to routes identified in the Brentwood Cycle Action Plan or other relevant evidence; d. provide appropriate landscaping and buffers along sensitive boundary adjoining the A12; and e. provide improved bus service. 2. Drainage As the site is located within a Critical Drainage Area, development should minimise and mitigate surface water runoff in line with Policy BE05 Sustainable Drainage. 3. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards: a. off-site highway infrastructure improvements as may be reasonably required by National Highways and Essex County Council in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes); b. 'quietway' cycle routes connecting transfer hubs to schools in Brentwood Town Centre.

LAND AT PRIESTS LANE

Land at Priests Lane, Shenfield is allocated for around 75 new homes. 1. Development Principles Proposals should: a. provide vehicular access points via Priests Lane; b. provide public open space as required by policy NE05 or a financial contribution towards other open space improvements within the borough; c. provide good pedestrian and cycle connections to routes identified in the Brentwood Cycle Action Plan or other relevant evidence; and d. provide land for Endeavour School expansion; and e. provide replacement playing field provision in the form of an appropriate financial contribution being made towards new or enhanced playing field projects within the Borough. 2. Drainage As the site is located within a Critical Drainage Area, development should minimise and mitigate surface water runoff in line with Policy BE05 Sustainable Drainage. 3. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards: a. off-site highway infrastructure improvements as may be reasonably required by National Highways and Essex County Council in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes); b. 'quietway' cycle routes connecting transfer hubs to schools in Brentwood Town Centre.

LAND SOUTH OF INGATESTONE

Land south of Ingatestone, comprising former garden centre and A12 works site is allocated for around 161 new homes. 1. Development Principles Proposals should: a. provide vehicular access via Roman Road; b. provide public open space as required by policy NE05; c. provide good pedestrian and cycle connections to routes identified in the Brentwood Cycle Action Plan or other relevant evidence; d. provide appropriate landscaping and buffers along sensitive boundary adjoining the A12 and railway line; and e. be accompanied by a heritage assessment taking account of archaeological potential for the proximity to Roman Road. 2. Drainage As the site is located within a Critical Drainage Area, development should minimise and mitigate surface water runoff in line with Policy BE05 Sustainable Drainage. 3. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards off-site highway infrastructure improvements as may be reasonably required by National Highways and Essex County Council in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes).

LAND ADJACENT TO THE A12, INGATESTONE

Land adjacent to the A12, Ingatestone is allocated for around 57 new homes. 1. Development Principles Proposals should: a. provide vehicular access via Roman Road; b. provide public open space as required by policy NE05; c. provide appropriate landscaping and buffers along sensitive boundary adjoining the A12; and d. be accompanied by a heritage assessment taking account of archaeological potential for the proximity to Roman Road. 2. Drainage As the site is located within a Critical Drainage Area, development should minimise and mitigate surface water runoff in line with Policy BE05 Sustainable Drainage. 3. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards off-site highway infrastructure improvements as may be reasonably required by National Highways and Essex County Council in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes).

BRIZES CORNER FIELD

Brizes Corner Field, Kelvedon Hatch is allocated for around 23 new homes. 1. Development Principles Proposals should: a. provide vehicular access via Blackmore Road; and b. provide public open space as required by policy NE05. 2. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards off-site highway infrastructure improvements as may be reasonably required by National Highways and Essex County Council in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes).

LAND OFF STOCKS LANE

Land off Stocks Lane, Kelvedon Hatch is allocated for around 40 new homes. 1. Development Principles Proposals should: a. provide vehicular access via Stocks Lane; and b. provide open space as required by policy NE05. 2. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards off-site highway infrastructure improvements as may be reasonably required by National Highways and Essex County Council in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes).

LAND NORTH OF WOOLLARD WAY

Land north of Woollard Way, Blackmore is allocated for around 40 new homes. 1. Development Principles Proposals should: a. provide vehicular access via Redrose Lane or Nine Ashes Road; b. provide good pedestrian and cycle connections to routes identified in the Brentwood Cycle Action Plan or other relevant evidence; c. provide public open space as required by policy NE05; and d. be accompanied by a heritage assessment taking account of archaeological potential for the historic settlement of Blackmore. 2. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards off-site highway infrastructure improvements as may be reasonably required by National Highways and Essex County Council in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes).

LAND NORTH OF ORCHARD PIECE

Land north of Orchard Piece, Blackmore is allocated for around 30 new homes. 1. Development Principles Proposals should: a. provide vehicular access via Redrose Lane, Orchard Piece or Fingrith Hall Lane; b. provide good pedestrian and cycle connections to routes identified in the Brentwood Cycle Action Plan or other relevant evidence; c. provide public open space as required in policy NE05; and d. be accompanied by a heritage assessment taking account of archaeological potential for the historic settlement of Blackmore. 2. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards off-site highway infrastructure improvements as may be reasonably required by National Highways and Essex County Council in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes).

Warley Hospital Site

1. Development Principles Proposals should: a. provide vehicular access via Pastoral Way; and b. any future development should sustain and where possible enhance the significance of the Grade II listed Warley Hospital, Tower at Warley Hospital and Lodge to Warley Hospital and their settings; and; c. provide for sensitive landscaping throughout the site and consider the need for the retention of some existing trees on site where appropriate. 2. Drainage As the site is located within a Critical Drainage Area, development should minimise and mitigate surface water runoff in line with Policy BE05 Sustainable Drainage 3. Infrastructure Contributions Applicants will also be required to make necessary financial contributions via planning obligations towards: a. off-site highway infrastructure improvements as may be reasonably required by National Highways and Essex County Council in accordance with policies MG05 and BE08 (the planning obligation will determine the level and timing of payments for these purposes); b. 'quietway' cycle routes connecting transfer hubs to schools in Brentwood Town Centre.

HOUSING MIX

1. All new residential development should deliver an inclusive, accessible environment throughout. 2. On residential development proposals of 10 or more (net) additional dwellings the Council will require: a. an appropriate mix of dwelling types, sizes and tenures to meet the identified housing needs in the borough as set out in the Council's most up to date housing need evidence to provide choice, and contribute towards the creation of sustainable, balanced and inclusive communities; and b. each dwelling to be constructed to meet requirement M4(2) accessible and adaptable dwellings, unless it is built in line with M4(3) wheelchair adaptable dwellings of the Building Regulations 2015, or subsequent government standard. 3. On developments of 60 or more (net) dwellings the Council will require all of the above, and: a. a minimum of 5% of new affordable dwellings should be built to meet requirement M4(3) wheelchair accessible dwellings of the Building Regulations 2015, or subsequent government standard. 4. On development sites of 100 or more dwellings the Council will require all of the above, and: a. a minimum of 5% self-build homes which can include custom housebuilding provided there is a need as justified within the Council's most up to date evidence; and b. provision for other forms of Specialist Accommodation taking account of local housing need in accordance with the criteria set out in Policy HP04 Specialist Accommodation. 5. Where a development site has been divided into parts, or is being delivered in phases, the area to be used for determining whether this policy applies will be the whole original site. 6. The inclusion of self-build and custom build homes and Specialist Residential Accommodation on smaller sites will also be encouraged.

SUSTAINABLE DRAINAGE

1. All developments should incorporate appropriate Sustainable Drainage Systems (SuDS) for the disposal of surface water, in order to avoid any increase in surface water flood risk or adverse impact on water quality. 2. Development within areas identified as a Critical Drainage Area (CDA) on the policies map, should optimise the use of Sustainable Drainage Systems by providing an individually designed mitigation scheme to address the site-specific issues and risk, as informed by a site specific Flood Risk Assessment. This could be provided as part of the Drainage Strategy and must address any issues highlighted in the Surface Water Management Plan, where relevant. 3. Greenfield developments, major development and all development within a Critical Drainage Area must achieve a greenfield runoff rate. Where it is demonstrated that this is not possible on brownfield developments then a runoff reduction of 50% minimum should be achieved. The technical approach should be justified in the Drainage Strategy. 4. Applicants are required to submit a surface water Drainage Strategy and a Flood Risk Assessment for all major development as well as for all development within a Critical Drainage Area. The Drainage Strategy must include a SuDs Management Plan setting out the long-term management and maintenance arrangements. 5. SuDs will be required to meet the following design criteria: a. the design must follow an index-based approach when managing water quality. Implementation in line with the updated CIRIA SuDS Manual is required. Source control techniques such as green roofs, permeable paving and swales should be used so that rainfall runoff in events up to 5mm does not leave the site; b. SuDS should be sensitively designed and integrated into the Green and Blue infrastructure to create high quality public open space and landscaped public realm, in line with Strategic Policy NE02: Green and Blue Infrastructure; c. maximise opportunities to enhance biodiversity net-gain; d. improve the quality of water discharges and be used in conjunction with water use efficiency measures; e. function effectively over the lifetime of the development; f. the preferred hierarchy of managing surface water drainage from any development is through infiltration measures, secondly attenuation and discharge to watercourses, and if these cannot be met, through discharge to surface water only sewers; g. have regard to Essex County Council SuDS Design Guide 2020, or as amended. 6. When discharging surface water to a public sewer, developers will be required to provide evidence that capacity exists in the public sewerage network to serve their development, in line with policy requirements in BE02 Water Efficiency and Management. 7. Development proposals should be designed to include permeable surfaces wherever possible. Proposals for impermeable paving, including on small surfaces such as front gardens and driveways, will be strongly resisted unless it can be suitably demonstrated that this is not technically feasible or appropriate.

CONNECTING NEW DEVELOPMENTS TO DIGITAL INFRASTRUCTURE

1. To support Brentwood's economic growth and productivity now and in the future, all development proposals should: a. Provide up to date communications infrastructure as an integral part of development proposals. As a minimum, all new developments must be served by the fastest available broadband connection, installed on an open access basis. This includes installation of appropriate cabling within dwellings and business units and full connection of the developed areas to the main telecommunications network; b. ensure that sufficient ducting space for future digital connectivity infrastructure (such as small cell antenna and ducts for cables, that support fixed and mobile connectivity and therefore underpins smart technologies) is provided wherever possible; c. support the effective use of the public realm, such as street furniture andother installations, to accommodate new state of the art well-designed and integrated mobile digital communication infrastructure; 2. When installing new and improving existing digital communication infrastructure in new development, proposals should: a. identify and plan for the telecommunications network demand and infrastructure needs from first occupation; b. take into account the Highway Authority's land requirements so as not to impede or add to the cost of the highway mitigation schemes where the location and route of new utility services in the vicinity of the highway network or proposed new highway network; c. ensure the scale, form and massing of the new development does not cause unavoidable interference with existing communications infrastructure in the vicinity. If so, opportunities to mitigate such impact through appropriate design modifications should be progressed including measures for resiting, re-provision or enhancement of any relevant communications infrastructure within the new development; d. demonstrate that the siting and design of the installation would not have a detrimental impact upon the visual and residential amenity of neighbouring occupiers, the host building (where relevant), and the appearance and character of the area; e. seek opportunities to share existing masts or sites with other providers; and f. all digital communication infrastructure should have the capacity to respond to changes in technology requirements over the life of the development. 3. Where applicants can demonstrate, through consultation with broadband infrastructure providers, that superfast broadband connection is not practical, or economically viable: a. the developer will ensure that broadband service is made available via an alternative technology provider, such as fixed wireless or radio broadband; and b. ducting to all premises that can be accessed by broadband providers in the future, to enable greater access in the future. Only where this is not practicable or viable, the Council will seek developer contribution towards off-site works to enable those properties access to superfast broadband, either via fibre optic cable or wireless technology in the future to provide like capacity.

DEVELOPER CONTRIBUTIONS

1. All new development should be supported by, and have good access to, all necessary infrastructure. Permission will only be granted if it can be demonstrated that there is sufficient appropriate infrastructure capacity to support the development or that such capacity will be delivered in a timely and, where appropriate, phased manner by the proposal. 2. Where a development proposal requires additional infrastructure capacity, to be deemed acceptable, mitigation measures must be agreed with the Local Planning Authority and the appropriate infrastructure provider. Such measures may include (not exclusively): a. financial contributions towards new or expanded facilities and the maintenance thereof; b. on-site provision of new facilities; c. off-site capacity improvement works; and/or d. the provision of land. 3. Developers and land owners must work positively with the Council, neighbouring authorities and other infrastructure providers throughout the planning process to ensure that the cumulative impact of development is considered and then mitigated, at the appropriate time, in line with their published policies and guidance. 4. Applicants proposing new development will be expected to make direct provision or contribute towards the delivery of relevant infrastructure as required by the development either alone or cumulatively with other developments, as set out in the Infrastructure Delivery Plan and other policies in this Plan, where such contributions are compliant with national policy and the legal tests. Where necessary, developers will be required to: a. enter into Section 106 (S106) agreements to make provisions to mitigate the impacts of the development where necessary or appropriate. Section 106 will remain the appropriate mechanism for securing land and works along with financial contributions where a sum for the necessary infrastructure is not secured via CIL; and/or b. make a proportionate contribution on a retrospective basis towards such infrastructure as may have been forward-funded from other sources where the provision of that infrastructure is necessary to facilitate and/or mitigate the impacts of their development (including the cumulative impacts of planned development). 5. For the purposes of this policy the widest reasonable definition of infrastructure and infrastructure providers will be applied. Exemplar types of infrastructure are provided in the glossary appended to this Plan. 6. Exceptions to this policy will only be considered if: a. it is proven that the benefits of the development proceeding without full mitigation outweigh the collective harm; b. a fully transparent open book Viability Assessment has proven that the full mitigation cannot be afforded, allowing only the minimum level of developer profit and land owner receipt necessary for the development to proceed. The viability assessment may be subject to an independent scrutiny by appointed experts, at the applicant's cost and will be required to be updated upon completion of the development through a planning obligation; c. a full and thorough investigation has been undertaken to find innovative solutions to issues and all possible steps have been taken to minimise the residual level of harm; and d. enter into planning obligations to provide for appropriate additional mitigation and/or contributions (as the case may be) in the event that viability improves prior to completion of the development.

COMMUNICATIONS INFRASTRUCTURE

1. The Council will support proposals for high quality communications infrastructure and superfast broadband, including community-based networks, particularly where alternative technologies need to be used in rural areas of the borough. 2. Proposals from service providers for new or the expansion of existing communications infrastructure (including telecommunications masts, equipment and associated development, and superfast broadband) will be supported subject to the following criteria: a. evidence is provided to demonstrate, to the Council's satisfaction, that the possibility of mast or site sharing has been fully explored and no suitable alternative sites are available in the locality including the erection of antennae on existing buildings or other suitable structures; b. evidence is provided to confirm that the proposals would cause no harm to highway safety; c. the proposal has no unacceptable impact on the character and appearance of the area, landscape or heritage impacts or unacceptable impacts on the natural environment; d. the proposal has been designed to minimise disruption should the need for maintenance, adaption or future upgrades arise; e. the proposal will not cause significant and irremediable interference with other electrical equipment, air traffic services or instrumentation operated in the national interest; and f. the proposal conforms to the latest International Commission on Non-Ionising Radiation Protection (ICNIRP) guidelines, taking account of the cumulative impact of all operator equipment located on the mast/site where appropriate (i.e. prevent location to sensitive community uses, including schools).

SETTLEMENT HIERARCHY

Settlement Category 1: This incorporates the towns and neighbourhoods that collectively form the main urban area of Brentwood Borough. They provide a wide range of existing community infrastructure, services and opportunities for employment, retail, education, health and leisure facilities in designated Town, District and Local Centres for the immediate residential areas as well as to the wider population in the borough. They are typically highly accessible and well served by public transport provision, including rail services. Main urban area of Brentwood comprising: Brentwood, Shenfield, Hutton, Pilgrims Hatch, Warley, Brook Street. Settlement Hierarchy 2: This includes the larger villages in a rural setting, with high levels of accessibility and public transport provision, including rail services. They provide a range of services and facilities to the immediate residential areas and nearby settlements in designated District and Local Centres. West Horndon, Ingatestone, Dunton Hills (when delivered). Settlement Hierarchy 3: Villages in a sparse rural setting that provide day-to-day needs for local residents in small local centres. These relatively larger villages also tend to have a primary school. They generally have limited, often shared, community and health facilities, local jobs and a variable bus service. Blackmore, Doddinghurst, Herongate, Ingrave, Kelvedon Hatch, Mountnessing. Settlement Hierarchy 4: Remote and small rural villages and hamlets, with poor public transport, limited or no shops, jobs and community facilities; some of these settlements rely on nearby settlements for services. Wyatts Green, Hook End, Stondon Massey, Fryerning, Great Warley, Little Warley, South Weald.

LOCAL PLAN REVIEW AND UPDATE

The Council will bring forward a partial update of the Plan with the objective of meeting the full Objectively Assessed Housing Needs. The review will commence immediately upon the adoption of this Plan with submission of the review for examination within 28 months. Specific matters to be addressed by the update shall include the following (amongst all other matters that need to be assessed and taken into account for the purposes of plan preparation): 1. An update of Objectively Assessed Housing Needs in accordance with the NPPF 2021 and related guidance; 2. An updated full green belt review and an updated spatial strategy (informed by the green belt review) in turn to inform the sustainable allocation of further sites to meet the full Objectively Assessed Housing Needs as assessed in part A above; 3. The allocation of further sites to meet as a minimum the full Objectively Assessed Housing Needs in accordance with the updated spatial strategy for the full period of the plan review; 4. A review of transport and highway issues to cater for local plan growth throughout the period of the review (in consultation with National Highways and Essex County Council) taking into account: a. the optimisation of existing, and the introduction of further, sustainable transport measures where appropriate along with the need to provide improvements to and around: i. A12 junction 12; ii. M25 Junction 28; iii. M25 junction 29; b. any additional transport and highways infrastructure that will be needed to meet in full the updated Objectively Assessed Housing Needs and facilitate the further allocations taking into account implemented and committed highway schemes.

SPATIAL STRATEGY

Quantum of Development 1. The Council will work positively and proactively with development industry and wider stakeholders to enable the development of the allocated sites identified on the Policies Map in order to meet the borough's housing and employment needs and targets. To facilitate a significant increase in the delivery of new homes as well as jobs to promote sustainable communities, provision is made for: a. 7,752 new residential dwellings (net) to be built in the borough over the Plan period 2016-2033 at an annual average rate of 300 dwellings per year to 2023/24, followed by 400 dwellings per year to 2029/30 and then 984 dwellings per year to 2032/33; b. 13 permanent pitches to accommodate Gypsy and Traveller accommodation needs, distributed across the borough as set out in Policy HP07; c. about 46.64 ha of new employment land, 1,604 square metres (net) of comparison retail floorspace and 4,438 square metres (net) of convenience floorspace, to enable the creation of at least 5,000 additional jobs. Growth Distribution 2. The majority of new development is directed to the borough's two strategic transit growth corridors, as illustrated in the Key Diagram, ensuring the benefits resulting from their proximity to existing sustainable transport infrastructure. This strategy has required the release of land from the green belt. The geographic distribution and pattern of growth is planned as follows: a. Central Brentwood Growth Corridor comprising mainly brownfield infill and urban extensions. Three strategic residential-led, mixed-use sites in this location are allocated; b. South Brentwood Growth Corridor comprising largely of employment provision, brownfield redevelopment and a new Garden Village settlement. Two strategic residential-led, mixed-use development sites in this location are allocated; c. Limited growth is planned at suitable sites in two northern villages of Kelvedon Hatch and Blackmore; d. The housing requirements for designated neighbourhood plan areas in the borough are outlined in the table of Figure 4.2.

Retail and Commercial Growth

Retail floorspace requirements met in line with policy MG01.

BRENTWOOD TOWN CENTRE

1. The Council will require development to conserve the positive qualities of Brentwood Town Centre while enhancing and improving negative aspects of function and appearance where relevant. Development in the Town Centre should contribute to the Council's aim of improving the capacity and quality of the public realm throughout Brentwood Town Centre, contribute to a vibrant High Street and the surrounding Conservation Area in line with the Town Centre Design Guide SPD. 2. Shopfronts and signage have significant impacts on its surroundings therefore proposals are required to incorporate high quality, attractive shopfronts that enhance the street scene, in line with the Council's adopted Town Centre Shopfront Guidance SPD. 3. Chapel Ruins, Baytree Centre and South Street areas: This area provides a link to strategic sites on the High Street therefore improving its permeability and integration into the wider public realm network will create a more welcoming and flexible space at the heart of the Town Centre, enable its historical settings to be celebrated. Proposals should: a. contribute to the enhancement of public realm around Chapel Ruins and the Conservation Area, retain and enhance their significance and character; b. complement the retail function and maintain or add to the vitality, viability and diversity of the Town Centre, by means such as mixed-use schemes that include retail, leisure and residential; c. facilitate safe and pleasant pedestrian movement through improved alleyways, lighting, wayfinding and landscaping; and d. assist in uplifting and transforming the Baytree Centre and integrate it with the other parts of the Town Centre. 4. William Hunter Way, Chatham Way Car Park and Crown Street: The Council will work with developers and partners to improve the public realm links in these areas, and through the redevelopment of the car parks, create a mixed-use scheme to provide new residential, retail, flexible working space and commercial floorspace. Proposals in these areas should: a. contribute to the improvements to frontages and public realm through landscaping and redevelopment; b. provide additional shopfronts and double fronted shops, if development involves the rear of premises on the north side of the High Street; and c. facilitate safe and pleasant pedestrian movement through improved alleyways lighting, wayfinding and landscaping. 5. Linkages to Brentwood station: Improvements to the rail service to London will increase Brentwood Town Centre's regional public transport accessibility. The Council will seek to enhance public realm and way finding around Brentwood station, foster a stronger sense of place and sense of arrival, improve the linkages from the Town Centre to the station, with Kings Road being the primary focus. Proposals should: a. contribute to the enhancement of public realm around Brentwood station, Kings Road and Kings Road junction through design, landscaping and redevelopment; b. facilitate safe and convenient traffic movement with priority given to passenger transport, pedestrians and cyclists, by means such as improved junctions, cycle paths, lighting and wayfinding; and c. add to the vitality and vibrancy of the Town Centre by providing an appropriate mix and balance of uses including residential, employment, commercial and amenity spaces.

MIXED USE DEVELOPMENT IN DESIGNATED CENTRES

Within the boundary of Designated Centres as set out in Policy PC04 Retail Hierarchy of Designated Centres and defined on the Brentwood Policies Map: 1. Mixed use development will be supported if it: a. is in proportion to the scale and function of the centre; b. contains an appropriate mix of ground floor uses; and c. makes efficient use of the site and is considered to be of sufficient density. 2. Proposals resulting in the loss of main town centre uses at ground floor level to non-centre uses, as defined in Figure 7.6, which results in an unacceptable mix of uses will not be permitted. Proposals resulting in the loss of main town centre uses at ground floor must demonstrate that: a. the use is no longer viable, by evidence of active marketing to the public for at least 12 months, showing that the premises are not reasonably capable of being used or redeveloped for a main town centre use; and b. development would not result in 3 or more adjacent non-centre use units. 3. Non-retail development that are classed as main town centre uses, as defined in Figure 7.6, should: a. complement the retail and service function and maintain or add to the vitality, viability and diversity of the centre; b. provide an active frontage, such as a window display, which is in keeping with the character of the shopping area; and c. not give rise to a detrimental effect, individually or cumulatively, on the character or amenity of the area through smell, litter, noise or traffic problems. 4. Changes of use from class E to another main town centre use as set out in Figure 7.6 will only be permitted where the development would satisfy the above criteria and retain an appropriate mix and balance of uses which will provide for the needs of local residents. 5. Proposals for separate units of retail, offices, leisure, cultural, community facilities and residential on upper floors are supported provided that the use would have a safe and convenient access, a separate refuse and recycling store, and would not inhibit the functioning of the ground floor use. Main town centre uses and employment uses should be given priority over residential uses unless it can be demonstrated that this would lead to an imbalance of uses.

PRIMARY SHOPPING AREAS

Retail use should remain the predominant use in Primary Shopping Areas as set out in Policy PC04 Retail Hierarchy of Designated Centres, and defined on the Brentwood Policies Map. Proposed retail development should: a. contribute to the area's attractiveness, accessibility and vibrancy by adding to or providing a range of shops to meet local needs, including opportunities for small, independent shops; b. not result in subdivision of an existing large retail unit; c. be fully integrated with the existing shopping area; and d. facilitate safe, convenient and pleasant pedestrian movement through improved lighting and landscaping.

NON-CENTRE USES

Proposals for non-centre uses in the Designated Centres will only be permitted if: a. complement the retail and service function and makes a positive contribution to the vitality, viability and diversity of the Designated Centre it is located within; b. would not create an over-concentration of non-centre uses which are harmful to the function of the centre; c. provide an active frontage in keeping with the character of the Designated Centre; d. would not give rise, either alone or cumulatively, to a detrimental effect on the character or amenity of the area through smell, litter, noise or traffic problems. Demonstrates any potential related problems can be overcome satisfactorily to protect amenities of surrounding residents. Details of extraction, filtration, refrigeration or air conditioning units should be submitted with any application; and e. for proposals creating more than two residential flats above ground floor level, the development would not result in the loss of ancillary storage space or other beneficial use to the extent that it would make a ground floor unit unviable, and the development would not prevent off street servicing of any ground floor unit.

NIGHT TIME ECONOMY

Development proposals for cultural, entertainment and leisure uses in Designated Centres should where appropriate, contribute to the diversity of the evening and night-time economy. Proposals are required to: a. not give rise, either alone or cumulatively, to a detrimental effect on the character or amenity of the surrounding residential area through smell, litter, noise or traffic problems. Proposals are required to demonstrate any potential related problems can be overcome satisfactorily to protect amenities of surrounding residents; and b. provide evidence of responsible management and stewardship arrangements to ensure there is no disturbance to surrounding properties and residents or harm to surrounding area amenity.

RETAIL AND COMMERCIAL LEISURE GROWTH

In order to meet identified retail floorspace needs as set out in Policy MG01, retail floorspace will be provided on the following sites as part of mixed-use development: a. Dunton Hills Garden Village (R01); b. Land at West Horndon Industrial Estate (R02); c. William Hunter Way Car Park (R14); d. Wates Way Industrial Estate (R15).

RETAIL HIERARCHY OF DESIGNATED CENTRES

1. The Council will promote the continued roles and functions of the Designated Centres to positively contribute towards their viability, vitality, character and structure. The following centres and their associated Primary Shopping Area, as shown on the Brentwood Policies Map, are designated for retail, leisure and other main town centres uses. 2. The retail hierarchy of Designated Centres in Brentwood Borough is as follows: a. Brentwood Town Centre should be the first choice for retail, leisure and main town centre uses. b. District Shopping Centres will be a focus of more localised retail, commercial, flexible work space, community facilities and services that reduce the need to travel and contribute towards more sustainable and neighbourhood-scale living. c. Local Centres include small shops of a local nature, serving a small catchment. They have an important role in providing day to day shops and services that are accessible to residents in villages and rural parts of Brentwood, especially in areas more remote from the larger centres. 3. Retail, leisure, office and other main town centre uses will continue to be directed to these centres in line with the sequential approach to retail development locations set out in the NPPF. 4. Development should contribute positively to the attractiveness, vitality, safety, environmental quality, historic character, employment opportunities and social inclusiveness of these centres. 5. Change of use of upper floors above commercial premises to working space and/or residential will be encouraged provided that reasonable facilities and amenities are provided for, that development does not result in in the loss of ancillary storage space or other beneficial use to the extent that it would make a ground floor unit unviable, and that the development would not prevent off street servicing of any ground floor unit. 6. Any retail and leisure developments proposed outside these centres must be subject to a retail impact assessment, where the proposed gross floorspace is greater than 2,500 sqm. A retail impact assessment may be required below this threshold where a proposal could have a cumulative impact or an impact on the role or vitality of nearby centres within the catchment of the proposal.

ELECTRIC AND LOW EMISSION VEHICLES

All development proposals should wherever possible maximise the opportunity of occupiers and visitors to use electric and low emission vehicles, and maximise the provision of electric vehicle charging / plug-in points and/or the space and infrastructure required to provide them in the future.

MITIGATING THE TRANSPORT IMPACTS OF DEVELOPMENT

1. Developments must not have an unacceptable impact on the transport network in terms of highway safety, capacity and congestion. 2. New development proposals will be required to be supported by: a. Travel Plans, Transport Assessments and/or Statements in accordance with the thresholds and detailed requirements for each land use category as set out in the Essex County Council's Development Management Policies or its successors; and engage in an appropriate and proportionate assessment process with National Highways where development has a likelihood to have a material impact on the Strategic Road Network which is not otherwise catered for by programmed works or improvements; b. where necessary, reasonable and proportionate financial contributions and/or take reasonable measures to: i. mitigate the cumulative transport impact of the development to an acceptable degree, including relevant highways measures identified in the IDP Part B; and ii. accommodate the use of sustainable modes of transport including borough-wide sustainable transport measures identified in the IDP Part B, investment in infrastructure, services, Low Emission Zone, or measures to promote behavioural change (including enforcement).

PARKING STANDARDS

1. Development proposals must take account of the Essex Parking Standards – Design and Good Practice (2009), or as subsequently amended. The decision-maker will have regard to these standards when determining planning applications. 2. Proposals which make provision below these standards should be supported by evidence detailing the local circumstances that justify deviation from the standard.

STRATEGIC TRANSPORT INFRASTRUCTURE

In order to support and address the cumulative impacts of planned and other incremental growth, allocated development within the Local Plan and any other development proposals shall (where appropriate) provide reasonable and proportionate contributions to required mitigation measures to strategic transport infrastructure, including: a. circulation arrangements, public realm and multimodal integration around Brentwood, Shenfield and Ingatestone stations; b. circulation arrangement and public realm around West Horndon station, and the creation of associated multimodal interchange through phases to support new residents and employees; c. improvements to the highway network as deemed necessary by transport evidence or as agreed by National Highways and Essex County Council as appropriate, other statutory bodies, stakeholders and passenger transport providers; and d. additional and/or improved pedestrian, cycling infrastructure and bus services connecting development to key destinations such as railway stations, education facilities, employment, retail and leisure.

SUSTAINABLE MEANS OF TRAVEL AND WALKABLE STREETS

1. Sustainable modes of transport should be prioritised in new developments to promote accessibility and integration with the wider community and existing networks. Priority should be given to cycle and pedestrian movements and access to public transport. 2. Development proposals should provide the following sustainable measures as appropriate: a. the provision of pedestrian, cycle, public transport and where appropriate, bridleway connections within development sites and to the wider area, including key destinations; b. the creation of safe, secure, well connected and attractive layouts which minimise the conflicts between traffic, cyclists and pedestrians, and allow good accessibility for passenger transport within sites and between sites and adjacent areas, and where appropriate improve areas where passenger transport, pedestrian or cycle movement is difficult or dangerous; c. the provision of community transport measures promoting car pools, car sharing, voluntary community buses, cycle schemes; d. safeguarding existing and proposed routes for walking, cycling, and public transport, from development that would prejudice their continued use and/or development; and e. any development requiring a new road or road access, walking and cycling facilities and public transport, will be required to have regard to the adopted Essex County Council's Development Management Policies or successor documents, in order to assess the impact of development in terms of highway safety and capacity for both access to the proposed development and the wider highway network.

SUSTAINABLE PASSENGER TRANSPORT

The Council will facilitate and support sustainable passenger transport services operating in Brentwood to help deliver the vision of the Local Plan. Development proposals should protect and enhance existing passenger transport and their capacity. Proposed new community facilities, schools, and specialist older persons housing, where reasonable and proportionate, are required to provide pick-up and drop-off facilities (with appropriate kerbs) for passenger transport close to the principal entrance suitable for minibuses, school buses, taxis, and/or ambulances.

ELECTRIC AND LOW EMISSION VEHICLES

All development proposals should wherever possible maximise the opportunity of occupiers and visitors to use electric and low emission vehicles, and maximise the provision of electric vehicle charging / plug-in points and/or the space and infrastructure required to provide them in the future.

Mitigating the Transport Impacts of Development

New development should seek to provide new or improved links and access to the station. Where appropriate contributions will therefore be sought from nearby developments: a. Brentwood station: located on the Great Eastern Mainline, Brentwood station is served by TfL rail services operating between Shenfield and London Liverpool Street and Abellio Greater Anglia services operating between Southend Victoria and London. The emphasis on accessibility to both Shenfield and Brentwood stations will be on sustainable travel as a means of access, with improvements to pedestrian and cycle infrastructure and bus services, linking both new and existing developments near the stations, and on introducing new parking controls where needed to discourage parking around the stations, therefore reducing car travel. b. Shenfield station: also located on the Great Eastern Mainline, Shenfield station is served by TfL and Greater Anglia rail services to Stratford and London Liverpool Street station and Greater Anglia services to Southend Victoria, Colchester Town, Ipswich, Braintree and Clacton-on-Sea, as well as some services to Norwich. From May 2023 it will be the terminus of the Elizabeth Line which will run from Reading and Heathrow Airport in the west through London. From the Rail User Survey carried out as part of the study, the study demonstrates that with the introduction of better bus services to the station, a reduction in the number of people who park at Shenfield who live in the vicinity as well as from any future Local Plan developments in the region could be witnessed, reducing overall traffic on the local network. As mentioned above, enhancement to Shenfield station would centre around improving pedestrian and cycle infrastructure and bus services and where necessary, parking controls. Where appropriate contributions will therefore be sought from nearby developments. c. West Horndon station: West Horndon station is on the London, Tilbury and Southend Railway line and is served by C2C with two trains per hour to London Fenchurch Street and Shoeburyness. It is currently identified that parking capacity is fully utilised most weekdays for commuters into London from the A127/A13 corridors. The location of a number of the Local Plan development sites will mean that West Horndon Station will play an important role in future transport provision. The Transport Assessment (PBA, 2021) proposed that over the lifetime of this Plan, the improvements to the station, bus and cycle infrastructure and interchange facilities are phased to create a new integrated transport hub. An increased capacity on the existing train service will be central to the new cycling, walking and bus movements of the new residents and employees. To ensure the new development will provide convenient access to the future interchange at West Horndon, the Transport Assessment (PBA, 2021) proposed that interim bus service(s) connecting the developments sites to the interchange should be built into the development agreements to be funded. This should allow time for enough customer demand for a commercial operator to take on the routes. This is particularly the case with Dunton Hills where new opportunities will exist. d. Ingatestone station: Ingatestone railway station is on the Great Eastern Main Line, currently served by Greater Anglia. New development should seek to provide new or improve links and access to Ingatestone station.