Planning in Epping Forest

Essential Facilities and Services

A. Development proposals will be permitted only where they provide or improve the essential facilities and services required to serve the scale of the proposed development. B. Development proposals which would be detrimental to or result in the loss of essential facilities and services that meet community needs and support wellbeing will only be permitted where it can be clearly demonstrated that: (i) the service or facility is no longer needed; or (ii) it is demonstrated that it is no longer practical, desirable or viable to retain them; or (iii) the proposals will provide sufficient community benefit to outweigh the loss of the existing facility or service; or (iv) a suitable replacement service or facility of an equivalent or higher standard is provided on-site or in an appropriate alternative location which is accessible to local residents affected by the loss. C. Proposals for new facilities will be supported where they meet an identified local need. The Council will work with local communities and support proposals to retain, improve or re-use essential facilities and services. These include those set out in Neighbourhood Plans or Development Orders, including Community Right to Build Orders, along with appropriate supporting development which may make such provision economically viable. D. To ensure new developments have a positive impact on the health and wellbeing of residents, and address issues of health deprivation and health inequality in the District, the Council will require: (i) use Class C3 development in excess of 50 units and all Use Class C2 development and/or employment development in excess of 1,000 square metres floorspace to be accompanied by a Health Impact Assessment prepared in accordance with local guidance. Where detrimental impact to health and wellbeing is identified, planning permission will be refused unless the impact identified can be mitigated through the design, infrastructure provision and/or funding to meet the health requirements, or by other measures; and (ii) where appropriate new development will be expected to contribute towards the provision of built facilities and other improvements to healthcare services.

Community, Leisure and Cultural Facilities

A. Development proposals will be permitted where they: (i) retain and maintain existing facilities that are valued by the community; or (ii) improve the quality and capacity of facilities valued by the community. B. Proposed developments should contribute to the provision of new or improved community, leisure and cultural facilities in a way that is proportionate to the scale of the proposed development and in accordance with the standards in the Infrastructure Delivery Plans and Essex County Council's Developers' Guide to Infrastructure Contributions. C. Developers will be expected to provide on-site provision where possible, or where appropriate, a financial contribution towards either off-site provision, or the enhancement of existing off-site facilities. This will be determined on a site-by-site basis. D. Financial contributions will be sought for the on-going maintenance of community facilities, where appropriate. E. The provision of new facilities will be appropriately phased to meet the needs of the community they are provided for. F. Where opportunities exist, the Council will support the co-location of community, leisure and cultural facilities and other local services. G. Proposals that would result in the loss of valued facilities currently or last used for the provision of community, leisure and cultural activities will only be permitted if it is demonstrated that: (i) the facility is no longer needed for any of the functions that it can perform; or (ii) it is demonstrated that it is no longer practical, desirable or viable to retain them and the applicant can demonstrate through evidence, including marketing of the site, that there is no longer a reasonable prospect of the site being used for the existing community use; or (iii) any proposed replacement or improved facilities will be equivalent or better in terms of quality, quantity and accessibility and there will be no overall reduction in the level of facilities in the area in which the existing development is located; or (iv) the proposal will clearly provide sufficient community benefit to outweigh the loss of the existing facility, meeting evidence of a local need. H. The Council will work positively with national governing bodies and communities, including local voluntary organisations, and support proposals to develop, retain, improve or re-use community, leisure or cultural facilities, along with the appropriate supporting development which may make such provision economically viable. These include those set out in Neighbourhood Plans or Development Orders including Community Right to Build Orders.

Subterranean, Basement Development and Lightwells

A. Basements will only be permitted where it can be demonstrated that the proposal: (i) will not adversely affect the structural stability of the host building, neighbouring buildings or other infrastructure, including the adjoining highway, having regard to local geological conditions; (ii) does not increase flood risk to the property and adjacent properties from any source; (iii) avoids harm to the appearance or setting of the property or the established character of the surrounding area; (iv) will not adversely impact the amenity of adjoining properties by reason of noise, light pollution or increased levels of internal or external activity; and (v) will conserve or enhance the local natural and historic environment. B. The siting, location, scale and design of basements must have minimal impact on, and be subordinate to, the host building and property. Basement development should: (i) not comprise of more than one storey; and (ii) not exceed 50% of each area of garden within the curtilage of the property. C. Applications should demonstrate through the submission of a Construction Management Statement that the construction: (i) will not cause harm to pedestrian, cycle, vehicular and road safety, adversely affect bus or other transport operations, significantly increase traffic congestion, nor place unreasonable inconvenience on the day to day life of those living, working or visiting nearby; and (ii) will minimise construction impacts such as noise, vibration and dust for the duration of the works. D. The Council will not permit basements which include habitable rooms or other sensitive uses in areas prone to flooding and where there is no satisfactory means of escape from flooding. E. In determining planning applications for lightwells, the Council will permit development proposals which protect: (i) the architectural character of the building; and (ii) the character and appearance of the surrounding area. F. In determining proposals for basements the Council will require an assessment of the scheme's impact on drainage, flooding, groundwater conditions and structural stability in the form of a Basement Impact Assessment and where appropriate a Basement Construction Management Statement in accordance with the Council's Local List of Validation Requirements. G. Within the Green Belt basement developments may be considered acceptable provided they do not result in disproportionate additions over and above the size of the original building or have a greater impact on the openness of the Green Belt, either themselves or cumulatively with other developments.

Design Standards

D. Development proposals must relate positively to their locality, having regard to: (i) building heights; (ii) the form, scale and massing around the site; (iii) the network of routes and spaces connecting locally and more widely; (iv) the rhythm of any neighbouring or local plot and building widths and, where appropriate, existing building lines; (v) the need to provide active frontages to the public realm; and (vi) distinctive local architectural styles, detailing and materials. E. Development proposals for extensions or alterations to residential buildings will be required to respect and/or complement the form, setting, period, and detailing of the original buildings. Matching or complementary materials should be used. F. Development proposals must demonstrate how landscaping and planting has been integrated into the development as a whole. The Council will expect development proposals to respond to: (i) the topography of the site and its surroundings; (ii) trees on and close to the site; (iii) natural or historic boundary features; (iv) the biodiversity of the site and its surroundings; and (v) the need to maximise the use of permeable surfaces. G. Where appropriate development proposals must contribute positively to the public realm and to any public spaces to which it is physically or functionally connected. H. Development proposals are expected to maximise connectivity within, and through the development and links to the surrounding areas including the provision of high quality and safe pedestrian and cycle routes. I. Development proposals must take account of the privacy and amenity of the development's occupiers and neighbours, and integrate occupier comfort and wellbeing within the design and layout. The Council will expect proposals to: (i) provide good sunlight, daylight and open aspects to all parts of the development and adjacent buildings and land (including any private amenity space); (ii) minimise risks of overheating and provide adequate ventilation within development proposals; (iii) avoid overlooking and loss of privacy detrimental to the living conditions of neighbouring occupiers and the occupiers of the proposed development; (iv) not result in an over-bearing or overly enclosed form of development which materially impacts on either the outlook of occupiers of neighbouring properties or the occupiers of the proposed development; and (v) address issues of vibration, noise, fumes, odour, light pollution, air quality and microclimatic conditions likely to arise from the development or from neighbouring uses or activities. J. All development proposals must demonstrate that they are in general conformity with relevant Local Development Documents, Design Guides, Neighbourhood Plans or Village Design Statements adopted or endorsed by the Council. K. Where appropriate, the design of development proposals must integrate health and wellbeing principles and any relevant Health and Wellbeing strategies.

Advertisements

A. Where Advertisement Consent is required, such consent will be permitted if the proposal respects the interests of public safety and amenity, taking into account the following criteria: (i) the design, materials and location of the advertisement respects the scale and character of the building on which it is displayed and the surrounding area; (ii) the proposals would not result in a cluttered street scene, excessive signage, or result in a proliferation of signs advertising a single site or enterprise; (iii) any illumination will be considered in relation to its impact on visual amenity, potential for light pollution, road safety and functional need; (iv) Internally illuminated signs will not be permitted where harm is caused to heritage assets including Listed Buildings and Conservation Areas; and (v) to safeguard residential and visual amenity, illuminated signs will not be permitted in residential areas to protect the general characteristics of such areas.

Shopfronts and On Street Dining

Shopfronts A. The Council requires shopfronts, including their signs, security shutters and canopies, to be designed to a high standard and contribute to a safe and attractive environment. In particular: (i) the Council will seek the retention of traditional shopfronts which contribute to the visual, architectural or historic quality of the local townscape; (ii) replacement shopfronts should relate positively to the host building and conserve historic materials and features as far as possible. Opportunities to restore lost character should be taken where appropriate; (iii) shopfronts should protect, and where possible, enhance the historic character of heritage assets and their settings; (iv) the alteration or replacement of an existing shopfront or the development of a new shopfront must allow for easy access by all members of the community; and (v) security shutters must be open mesh and, wherever possible, be located internally. On Street Dining B. Proposals for on street or forecourt dining facilities must demonstrate the suitability of the proposed location having regard to the proximity of residential development and should: (i) be integral and functionally related to the business; and (ii) provide sufficient space to not obstruct the pavement and not create a permanent enclosure.

High Quality Design

A. All new development must achieve a high quality of design and contribute to the distinctive character and amenity of the local area. The Council will require all development proposals to be design-led and: (i) relate positively to their context, drawing on the local character and the natural and historic environment; (ii) make a positive contribution to a place; (iii) incorporate sustainable design and construction principles that integrate adaptation and mitigation measures to address climate change; (iv) are planned to minimise vulnerability to climate change impacts and which will not exacerbate vulnerability in other areas; (v) incorporate design measures to promote healthy communities and individuals, reduce social exclusion, the risk of crime, and the fear of crime; and (vi) enable/encourage healthy and active lifestyles. B. The Council will require Strategic Masterplans to be prepared and developed for the Garden Communities set out in Policy SP4 and other relevant allocated sites as set out in Chapter 5. Strategic Masterplans will be produced by the applicant, in partnership with the Council, and the local community, and be capable of being adopted by the Council as Supplementary Planning Documents. Design Codes will be required to be produced and agreed with the Council to support the implementation of the Strategic Masterplans. All relevant applications should be accompanied by Strategic Masterplans and Design Codes which demonstrate that the development requirements set out in Policy have been accommodated and which have been endorsed by the Council. C. The Council will require the use of its Quality Review Panels for schemes of more than 50 homes or 5,000 square metres of employment/other floorspace at appropriate stages, to be agreed with the Council. Other smaller schemes which are complex or locally sensitive may also be appropriate for review. D. Development proposals must relate positively to their locality, having regard to: (i) building heights; (ii) the form, scale and massing around the site; (iii) the network of routes and spaces connecting locally and more widely; (iv) the rhythm of any neighbouring or local plot and building widths and, where appropriate, existing building lines; (v) the need to provide active frontages to the public realm; and (vi) distinctive local architectural styles, detailing and materials. E. Development proposals for extensions or alterations to residential buildings will be required to respect and/or complement the form, setting, period, and detailing of the original buildings. Matching or complementary materials should be used. F. Development proposals must demonstrate how landscaping and planting has been integrated into the development as a whole. The Council will expect development proposals to respond to: (i) the topography of the site and its surroundings; (ii) trees on and close to the site; (iii) natural or historic boundary features; (iv) the biodiversity of the site and its surroundings; and (v) the need to maximise the use of permeable surfaces. G. Where appropriate development proposals must contribute positively to the public realm and to any public spaces to which it is physically or functionally connected.

Place Shaping

A. Strategic Masterplans, Concept Framework Plans and all development proposals must reflect and demonstrate that the following place shaping principles have been adhered to having had regard to their relevance within the context of the scale and nature of the development proposed: (i) strong vision, leadership and community engagement; (ii) provide for the long term stewardship of assets; (iii) provide mixed tenure homes and a range of housing types and sizes; (iv) ensure a robust range of employment opportunities are provided with a variety of jobs within easy commuting distance of homes by sustainable or active transport modes in preference to single occupancy car use; (v) provide high quality and imaginatively designed homes with gardens or access to usable and accessible amenity space, combining the very best of urban and rural living to promote healthy and active lifestyles and vibrant communities; (vi) ensure generous, well connected and biodiverse rich green and open space provision; (vii) extend, enhance and reinforce strategic green and blue infrastructure assets and the public realm; (viii) ensure that development enhances the natural environment; (ix) deliver strong local cultural, recreational, social (including health and education where required) and retail facilities to support day-to-day needs in walkable neighbourhoods; (x) ensure positive integration and connection with adjacent rural and urban communities thereby contributing to the revitalisation of existing neighbourhoods; (xi) maintain and enhance the important features, character and assets of existing settlements; (xii) conserve and positively enhance key landscapes, habitats and biodiversity; (xiii) provide for sustainable movement and access to local and strategic destinations (including rail, bus, walking and cycling); (xiv) positively respond to sustainable water management; and (xv) have regard to the Active Design principles and support healthy living through their design by providing opportunities for physical activity and sport, access to quality open spaces, and employment opportunities. B. To ensure the best and most efficient use of land as a guide the Council will normally expect: (i) a greater density of development at places with good public transport accessibility; (ii) densities above 50 dwellings per hectare in towns and large village centres, and along main transport routes and/or close to transport nodes; (iii) in areas outside town and large village centres, new residential development should achieve densi

Place Shaping

A. All development proposals should be designed to create high quality places and should: (i) be of an appropriate form and scale in relation to the setting, existing built form and character of the area; (ii) create and enhance a network of integrated and vibrant centres; (iii) support the provision of a range of services, facilities, infrastructure, social (including health and education where required) and retail facilities to support day-to-day needs in walkable neighbourhoods; (iv) ensure positive integration and connection with adjacent rural and urban communities thereby contributing to the revitalisation of existing neighbourhoods; (v) maintain and enhance the important features, character and assets of existing settlements; (vi) conserve and positively enhance key landscapes, habitats and biodiversity; (vii) provide for sustainable movement and access to local and strategic destinations (including rail, bus, walking and cycling); (viii) positively respond to sustainable water management; and (ix) have regard to the Active Design principles and support healthy living through their design by providing opportunities for physical activity and sport, access to quality open spaces, and employment opportunities. B. To ensure the best and most efficient use of land as a guide the Council will normally expect: (i) a greater density of development at places with good public transport accessibility; (ii) densities above 50 dwellings per hectare in towns and large village centres, and along main transport routes and/or close to transport nodes; (iii) in areas outside town and large village centres, new residential development should achieve densities of between 30 and 50 dwellings per hectare, and should enhance the distinctive character and identity of the area; (iv) notwithstanding Part B(ii) and (iii) above, lower density developments may be appropriate in urban areas, villages and rural communities where they are particularly sensitive to the impact of intensification and redevelopment because of the prevailing character of the area and the sensitive nature of the surrounding countryside or built form. Where lower densities than those at Part B(ii) and (iii) above are proposed, suitable justification needs to be provided.

Employment Sites

Existing Employment Sites (Designated and Undesignated) A. The Council will seek to retain and enhance existing employment sites and premises for their existing authorised uses within Use Class B2, B8 or E, or Sui generis uses of an employment character. B. Proposals for the redevelopment, renewal, intensification, or extension of existing employment sites and premises for employment uses or Sui generis uses of an employment character will be encouraged. C. Proposals for complementary and supporting uses may be considered acceptable where they will not individually, or cumulatively, result in a material change to the site's employment character and function. D. Proposals that do not conform with A-C above will not be permitted unless it can be demonstrated through evidence, including marketing of the site, that there is no longer a reasonable prospect of the site being used for the existing authorised employment use or alternative employment uses or Sui generis uses of an employment character. New Employment Sites E. The Council will meet the identified need for employment land through the site allocations summarised in Table 3.1 and set out in Policies SP1, SP4 and the relevant Places policies. F. Proposals on allocated employment sites must accord with the relevant requirements set out within Table 3.1, the relevant Places policies and Part Two of the Plan. G. The Council will support and encourage the development of flexible local employment space to meet the employment and economic needs of the District.

Food Production and Glasshouses

A. New or replacement glasshouses, any ancillary packhouse development and any ancillary low carbon energy generation facilities including combined heat and power will be permitted subject to the following criteria: (i) the scheme does not have a significant visual impact upon the character of the landscape particularly with regard to long-distance views; (ii) the planning application includes full details of landscaping, including trees and other vegetation which will be retained or removed; (iii) the land is capable of being developed without major changes to existing site contouring; (iv) vehicular access from the site to the highway network is adequate and uses roads capable of accommodating any vehicle movements generated by the development without detriment to highway safety, the rural character of the roads, and residential amenity; (v) adequate surface water and foul drainage capacity exists or can be provided as part of the development. The Council may require inclusion of suitable and adequately maintained sustainable drainage systems to control the quality or attenuate the rate of surface water run-off; (vi) adequate quality and quantity of provision of water is available or can be provided on-site, for all domestic and non-domestic purposes; and (vii) any energy generation facilities do not impact on the integrity of the Epping Forest Special Area of Conservation in accordance with the requirements of Policy DM2. B. Within glasshouse sites, residential accommodation for workers will only be permitted where it can be demonstrated that: (i) there is clear and robust evidence which shows that the on-site accommodation is required for operational purposes and is therefore ancillary to the glasshouse use. This includes proposals to convert or extend existing on-site structures to provide for such accommodation; and (ii) there is no other alternative suitable accommodation within a reasonable distance from the glasshouse site, including by purchasing and renting of an existing residential property for use as a House in Multiple Occupation or hostel; and (iii) the quality, size and nature of the proposed structure is commensurate with the needs of the enterprise concerned; and (iv) any permission for such accommodation will be strictly tied by either a planning condition or planning obligation to ensure that the accommodation will only be occupied by horticultural workers employed by the relevant enterprise; and (v) any new and freestanding structures will be removed or demolished once the need for such accommodation ceases and the land will be reinstated to agricultural use; and (vi) where applicable, any permission will lead to the removal of existing temporary accommodation and prevent temporary accommodation on the site in future.

Rural sites in the South of the District

Employment Sites A. There are no new employment site allocations in the rural Southern part of the District. In accordance with Policies SP1 and E1 the following existing sites are designated for employment uses: i) RUR.E16 Taylors Farm, Gravel Lane ii) RUR.E17 Brookside Garage, Gravel Lane Air Pollution B. The development of sites in the Southern part of the District has the potential to produce air pollution that could impact upon air quality in the District, including the Epping Forest. All development proposals will need to demonstrate that they are in accordance with Policy DM2 and Policy DM22 and should have regard to the Council's adopted Air Pollution Mitigation Strategy for the Epping Forest. This includes, where necessary, the provision of financial contributions for the purposes of implementing air pollution mitigation initiatives and undertaking air quality monitoring and any necessary future air quality assessments.

Sustainable Water Use

A. Development will need to demonstrate that: (i) water saving measures and equipment will be incorporated in all new development; (ii) new homes (including replacement dwellings) meet a water efficiency standard of 110 litres or less per person per day; and (iii) new non-residential development of 1,000 square metres gross floor area or more aims to achieve at least a 30% improvement over baseline building consumption. B. The standards set out in Part A(ii) and (iii) will apply unless, in exceptional circumstances, it can be clearly demonstrated that it would not be feasible on technical or viability grounds. C. Where new national standards exceed those set out in Part A, the new national standards will take precedence.

Low Carbon and Renewable Energy

A. The incorporation of low carbon and renewable energy measures in new and existing development will be encouraged with regard to both standalone installations and micro renewables integrated into development. B. Proposals for the provision of low carbon and renewable energy technologies will be supported where they: (i) do not have any adverse impact on the integrity of any European sites, wildlife sites, protected species or habitats or the openness of the Green Belt; (ii) demonstrate how any impacts on the environment and heritage assets, including cumulative landscape, noise, visual, air quality and emissions, and traffic generation impacts can be avoided or mitigated through careful consideration of location, scale and design; and (iii) the benefits of the proposal are clear with regard to the amount of heat or electricity generated and consequential reduction in greenhouse gases, and the local individual or community benefit. C. The use of combined heat and power (CHP), and/or combined cooling, heat and power (CCHP) and district heating will be encouraged. D. Strategic Masterplans should demonstrate how the development will employ on-site low carbon or renewable technologies, and/or other energy efficiency measures (for example, infrastructure to connect to an existing or future planned decentralised energy network) to help meet national and Local Plan energy and carbon reduction objectives.

Habitat Protection and Improving Biodiversity

A. All development should seek to deliver net biodiversity gain in addition to protecting existing habitats and species. Development proposals should seek to integrate biodiversity through their design and layout, including, where appropriate, through the provision of connections between physical and functional networks. B. Development proposals must seek to avoid harm to, protect and enhance natural habitats, species, areas and corridors for biodiversity. Development will not be permitted where significant impacts upon areas of international designation (including sites designated as Special Areas of Conservation or Special Protection Areas and Ramsar sites) or national designation (including Sites of Special Scientific Interest) cannot be avoided, mitigated or as a last resort compensated. Developments that are likely to have an adverse impact, either alone or in combination, on internationally designated sites must satisfy the requirements of the Habitats Regulations, determining site specific impacts and avoiding or mitigating against impacts where identified. The creation of new corridors for biodiversity will be supported in appropriate locations. The provision of buffers to protect sensitive habitats including those of wetlands and ponds will be required where necessary. C. Development proposals which are likely to have a negative impact on a locally designated site (Local Wildlife Site and Local Nature Reserve) will only be permitted where the benefits of the proposed development clearly outweigh the value of the ecological feature adversely affected and there are no appropriate alternatives. D. In exceptional circumstances where the negative impacts of development on natural habitat and biodiversity are unavoidable, the negative impacts must be proportionately addressed in accordance with the hierarchy of: (i) mitigation; (ii) compensation in the form of habitat; and finally (iii) offsetting within the locality. E. The details of any necessary enhancement, mitigation or compensation measures should accompany the planning application as appropriate. When appropriate, conditions will be put in place to require that monitoring is undertaken (by a suitably qualified ecological professional), and to make sure that any mitigation, compensation and offsetting is effective. F. The loss, deterioration or fragmentation of irreplaceable habitats, such as Veteran Trees and Ancient Woodland, will not be permitted, unless the need for, and benefits of, the development in that location can be demonstrated to clearly outweigh the loss. G. Where there are grounds to believe that a Protected Species, Priority Species, Priority Habitat or other valuable habitat may be affected by proposed development, applicants must provide a full survey and site assessment to establish the extent of potential impact. This evidence should inform appropriately designed plans and mitigation measures. H. Ecological impacts of a proposed development will be quantified by using the Biodiversity Impact Assessment Calculator (BIAC) having regard to its relevance within the context of the scale and nature of the development proposed. Where it has been determined by the Council that there is a need to quantify the ecological impacts, development proposals must demonstrate a net gain in ecological units. I. Ecological information must be supplied in accordance with BS 42020 2013 for all relevant planning applications.

Local Environmental Impacts, Pollution and Land Contamination

A. The Council will require that the residual local environmental impacts of all development proposals after mitigation do not lead to unacceptable impacts on the health, safety, wellbeing and amenity of existing and new users or occupiers of the development site, or the surrounding land. These potential impacts can include, but are not limited to, air and water (surface and groundwater) pollution, dust, noise, vibration, light pollution, odours, and fumes as well as land contamination. B. The Council will: (i) resist development that leads to unacceptable local environmental impacts, including, but not limited to, air pollution, noise and vibration, light pollution, odours, dust and land and water contamination; (ii) require that activities likely to generate pollution are located away from sensitive uses and receptors where possible, practical and economically feasible; (iii) require development proposals to mitigate and reduce to a minimum any adverse local environmental impacts and activities that may have wider cumulative effects; (iv) where there are unacceptable risks of contamination or land instability, require these to be properly and fully addressed through remediation. If remediation measures are not suitable then planning permission will be refused; and (v) where necessary, apply planning conditions to reduce local environmental impacts on adjacent land uses to acceptable levels. C. The Council will expect the remediation of contaminated land through development. Potential contamination risks will need to be properly considered and adequately mitigated before development proceeds. To deliver this the Council will require development proposals on contaminated land: (i) to be informed by a desktop study and preliminary risk assessment, including an assessment of the site's history, potential contamination sources, pathways and receptors; (ii) where necessary to undertake a site investigation and detailed risk assessment in line with current best practice guidance, including where appropriate physical investigations, chemical testing and assessments of ground gas risks and risks to groundwater; (iii) where necessary to provide a remediation strategy that sets out how any identified risks from any assessment are going to be addressed. If remediation measures are not suitable then planning permission will be refused; (iv) where necessary to provide a long term maintenance and monitoring regime for the mitigation of any ongoing risk and identify the person/s responsible for the regime; (v) where necessary to provide a validation report once remediation has taken place, including evidence that demonstrates that risks from contamination have been controlled effectively; and (vi) to ensure that all above assessments and investigations are carried out by a competent person. D. The Council will seek to manage and limit environmental disturbances during construction and demolition as well as during excavations and construction of subterranean developments. To deliver this the Council requires the submission of Construction Management Statements for the following types of developments: (i) all major developments; (ii) any basement developments; (iii) developments of sites in confined locations or near sensitive receptors; and (iv) if substantial demolition and/or excavation works are proposed. E. The Council will support the use of sustainable design and construction techniques, including where appropriate, local or on-site sourcing of building materials to enable their use or recycling as close to the development site as possible. For existing buildings which are heritage assets, in considering whether sustainable construction requirements are practical, consideration should be given to Policies DM7 and DM8. Historic buildings dating pre-1919 are often of a traditional construction which performs differently, and not all types of sustainable construction would be appropriate in any alteration and extension of such buildings.

Air Quality

A. The Council will seek to ensure that the District is protected from the impacts of air pollution. Potential air pollution risks will need to be properly considered and adequate mitigation included in the design of new development to ensure neither future, or existing residents, workers, visitors, and other sensitive receptors are adversely impacted as a result of the development. B. Any required mitigation measures will be determined by the scale of development, its location, the potential to cause air pollution, and the presence of sensitive receptors in the locality. C. Larger proposals or those that have the potential to affect air quality, will be required to undertake an air quality assessment that identifies the potential impact of the development together with, where appropriate, contributions towards air quality monitoring. Assessments shall identify mitigation that will address any deterioration in air quality as a result of the development and these measures shall be incorporated into the development proposals together with financial contributions to support the implementation of off-site measures and the monitoring of their efficacy. Such assessments should include an assessment of emissions (including from traffic generation) and calculation of the cost of the development to the environment. All assessments of air quality impacts shall be undertaken by competent persons.

Designated and Undesignated Open Spaces

A. Where appropriate development proposals will be required to provide open space, or links to open space (with the exception of to the Epping Forest Special Area of Conservation) in accordance with the guidance contained within the Infrastructure Delivery Plans Schedules and the Council's adopted Green Infrastructure Strategy. National space standards and quantity guidelines will be used as a starting point for provision. B. Development on open spaces will only be permitted if it does not result in a net loss of usable publicly accessible open space or reasonable publicly accessible access to alternative publicly accessible open space within a settlement. Existing open space should not be built upon unless: (i) an assessment has been undertaken showing the land to be surplus to requirements; or (ii) development would not have a detrimental impact on public accessibility to open space; or (iii) the loss would be replaced by equivalent or better provision in terms of quantity or quality in a suitable location; or (iv) the development is for alternative sports and recreational provision, the need for which clearly outweighs the loss. C. In circumstances where partial loss of an open space is considered justified, the predominantly open nature of the remainder of the site should be maintained and enhanced in terms of its visual amenity and function for active play and recreation.

Managing and Reducing Flood Risk

A. The Council will require all development proposals to demonstrate that they avoid and reduce the risk of all forms of flooding to future occupiers and do not increase the risk of flooding elsewhere. B. Development proposals which include land which falls wholly or partially within Flood Zones 2 and/or 3a and other areas affected by other sources of flooding will be required to provide sufficient evidence for the Council to assess whether the requirements of the Sequential Test and if necessary, the Exception Test, have been satisfied. The Sequential Test does not need to be applied to development which accords with the site allocation policies in the Plan. C. Where required by national planning policy and guidance, development proposals must be informed by a site specific Flood Risk Assessment taking account of all potential sources of flooding and climate change allowances and should: (i) demonstrate the application of a sequential approach for the development of individual sites to ensure that the highest vulnerability of land uses are located in areas of the site that are at lowest risk of flooding; (ii) preserve overland flood and flow routes and ensure there is no net loss of flood storage; (iii) ensure that there is no adverse effect on the operational functions of any existing flood defence infrastructure; (iv) provide adequate flood storage and compensation on-site; (v) where appropriate, set out the mitigation measures that will be incorporated on-site to manage residual flood risk including finished floor levels to accord with Environment Agency's Standing Advice; and (vi) naturalise watercourses where opportunities arise, in line with Policy DM17 (Protecting and Enhancing Watercourses and Flood Defences). D. All proposals for new development will be required to: (i) manage and reduce surface water run-off, in line with Policy DM16 (Sustainable Drainage Systems); (ii) manage water and waste water discharges, in line with Policy DM18 (On-site Management of Waste Water and Water Supply); (iii) ensure safe access and egress for future users of the development and an appropriate emergency evacuation plan where appropriate; and (iv) include measures to assist existing communities at risk of flooding where feasible. E. All proposals for development within a Critical Drainage Area or an Epping Forest District Flood Risk Assessment Zone will be required to provide a site specific flood risk assessment consisting of: an assessment of the risks involved, focussing predominantly on surface water and ordinary watercourses; details of any mitigation measures on-site where required (e.g. increased thresholds); and a drainage strategy incorporating the use of sustainable drainage systems to mitigate any impacts of site. F. With the exception of water compatible uses and essential infrastructure, or unless the Exception Test has been passed, development in areas designated in Epping Forest District's Strategic Flood Risk Assessment or as determined by specific Flood Risk Assessment as being within Flood Zone 3b will not be permitted. G. Proposals for developments within identified Critical Drainage Areas could, based on the outcome of the site specific flood risk assessment, be subject to securing the delivery of appropriate flood alleviation schemes either on-site or by way of a financial contribution. H. Site specific Flood Risk Assessment must be undertaken in accordance with relevant national and local requirements. Revised hydraulic modelling including climate change allowances will be required as part of a site specific Flood Risk Assessment where this is deemed necessary by the Council.

Sustainable Drainage Systems

A. All proposals for new development must seek to manage surface water as close to its source as possible using the most appropriate sustainable drainage systems solution, or combination of solutions, taking into account site specific circumstances and the Council's preferred drainage hierarchy in the following order: (i) store rainwater for later use; (ii) use infiltration techniques, such as porous surfaces in non-clay areas. Porous surfaces are suitable in areas of clay but must be adequately tanked with an outfall. The District is predominantly clay so any infiltration proposals must be subject to and pass the relevant percolation tests; (iii) attenuate rainwater in ponds or open water features for controlled release; (iv) attenuate rainwater by storing in tanks or sealed water features for controlled release. B. The Council will encourage the use of green, brown and blue roofs. C. The Council will require sustainable drainage systems to be sensitively incorporated into new development by way of site layout and design, having regard to the following requirements: (i) all major development proposals will be required to submit a drainage strategy to identify the most appropriate drainage solutions; (ii) all major greenfield development proposals will be required to reduce surface water flows to the 1 in 1 greenfield run-off rate and provide storage for all events up to and including the 1 in 100 year critical storm event including an allowance for climate change, and include at least one source control sustainable drainage systems measure resulting in a net improvement in water quantity and quality discharging from the site to a sewer and/or a watercourse; (iii) all non-major greenfield development proposals should aim to achieve the 1 in 1 greenfield run-off rate where possible, including an allowance for climate change, or a rate as otherwise agreed with the Council; (iv) all major and non-major brownfield development proposals which involve a quantum of new-build should aim to achieve the 1 in 1 greenfield run-off rate and, at a minimum, achieve a 50% reduction in existing site run-off rates for all events, including an allowance for climate change, and include sustainable drainage systems measures resulting in a net improvement in water quantity and quality discharging from the site to a sewer and/or a watercourse; and (v) for all development where the 1 in 1 greenfield run-off rate cannot be achieved, justification must be provided to demonstrate that the run-off rate has been reduced as much as possible. D. Where sustainable drainage systems are implemented they will be expected to: (i) meet the requirements set out in national standards, and meet the Council's standards if they exceed national guidance; (ii) incorporate measures identified in Surface Water Management Plans; (iii) be designed to maximise biodiversity and local amenity benefits and where appropriate, ensure that sustainable drainage system techniques provide for clean and safe water at the surface; (iv) improve water quality; and (v) full details of the means of achieving future

Protecting and Enhancing Watercourses and Flood Defences

A. New development must be set back at a distance of at least eight metres from a main river and an ordinary watercourse, or at an appropriate width as agreed by the Council and/or the Environment Agency, in order to provide a naturalised and undeveloped buffer zone, free of built development, other than for site access and other essential infrastructure connections. Exceptions may be acceptable for the navigable sections of the rivers Lee and Stort where a smaller buffer would result in a better environment or facilities for users of these multifunctional assets and where it can be demonstrated that there would be no adverse impacts on flood risk or flood defences and that the natural environment is enhanced. Any reduction of this eight metre zone should be justified as part of a planning application. Consent from the Environment Agency is required for any works within the byelaw distance of a main river, which is generally eight metres. Consent from Epping Forest District Council is required for any works to or within eight metres of an ordinary watercourse. Buffer zones should be designed for the benefit of biodiversity and should be undisturbed by lighting. Planning applications must include a long term scheme to protect and enhance the conservation value of the watercourse and ensure access for flood defence maintenance, in line with the requirements of the Water Framework Directive and the Thames River Basin Management Plan. B. All major development will be required and minor development will be expected, to: (i) investigate and secure the implementation of environmental enhancements to open sections of the river or watercourse if appropriate; and (ii) investigate and secure the implementation of measures to restore culverted sections of the river or watercourse, if appropriate. C. Where de-culverting or other river enhancements are shown to be unfeasible, the Council will seek a financial contribution to restore another section of the same watercourse. D. Proposals must not adversely affect the natural functioning of main rivers and ordinary watercourses, including through culverting. E. Where appropriate the Council will require planning applications to include a condition survey of existing watercourse infrastructure to demonstrate that it will adequately function for the lifetime of the development and, if necessary, the proposal must make provision for repairs or improvements. F. Development on or adjacent to a watercourse must not result in the deterioration of the water quality of that watercourse. Development must not impact on the stability of the banks of a watercourse or river.

Epping Forest SAC and the Lee Valley SPA

A. The Council will expect all relevant development proposals to assist in the conservation and enhancement of the biodiversity, character, appearance and landscape setting of Epping Forest and the Lee Valley. The Council will expect all relevant development proposals to ensure that there is no adverse effect on the site integrity of the Epping Forest Special Area of Conservation and the Lee Valley Special Protection Area. B. New development for which it is not possible to conclude no adverse effect on the integrity of the Epping Forest Special Area for Conservation or the Lee Valley Special Protection Area, either alone or in combination with other plans or projects, will not be permitted. Where development would have likely significant effects, mitigation measures, on-site and off-site as appropriate, will be required to ensure that it will have no adverse effect on the integrity of these areas. In designing mitigation measures, regard should be had to the Air Pollution Mitigation Strategy for the Epping Forest, the District's Green Infrastructure Strategy and Epping Forest Strategic Access Management and Monitoring Strategy. Contributions towards off-site measures to mitigate the likely impacts air pollution and adverse recreational effects arising from a development will be sought where these are necessary to make the development acceptable, are directly related to the development and are fairly and reasonably related in scale to the development. C. In recognition of the risks posed to the Epping Forest Special Area of Conservation from urbanisation effects over and above that resulting from recreational pressures (including from fly-tipping, the introduction of non-native plant species and incidental arson) planning applications for development will not be permitted within 400 metres of the boundary of the Epping Forest Special Area of Conservation unless it can be demonstrated through project level HRA that the development would not generate any such impacts.

Landscape Character, Ancient Landscapes and Geodiversity

A. Development proposals will be permitted where applicants are able to demonstrate that the proposal will not, directly, indirectly or cumulatively, cause significant harm to landscape character, the nature and physical appearance of ancient landscapes, or geological sites of importance. Proposals should: (i) be sensitive to their setting in the landscape, in particular in settlement edge locations, and to its local distinctiveness and characteristics; (ii) use techniques to minimise impact on, or enhance the appearance of, the landscape by: • taking into account existing landscape features from the outset; • careful landscaping of the site; • ensuring the sensitive use of design, layout, materials and external finishes; and • having regard to protecting, and where possible, enhancing long views to distant landmarks and landscapes of interest. B. The impact of proposed development and its design will be assessed with reference to the landscape sensitivity studies and the Historic Environment Characterisation Study or subsequent studies.

Green Belt

A. The purposes of the Green Belt are to: (i) check the unrestricted sprawl of large built-up areas; (ii) prevent neighbouring towns from merging into one another; (iii) to assist in safeguarding the countryside from encroachment; (iv) preserve the setting and special character of historic towns; and (v) assist urban regeneration by encouraging the recycling of derelict and other urban land. B. Within the Green Belt planning permission will not be granted for inappropriate development, except in very special circumstances, in accordance with national planning policy. C. The construction of new buildings is inappropriate development in the Green Belt. Exceptions to this are: (i) buildings for the purposes of agriculture and forestry; (ii) provision of appropriate facilities for outdoor sport, outdoor recreation and for cemeteries, as long as any development preserves the openness of the Green Belt and does not conflict with the purposes of including land within it; (iii) the extension or alteration of a building provided that it does not result in disproportionate additions over and above the size of the original building; (iv) the replacement of a building, provided the building is of the same use and not materially larger than the one it replaces; (v) limited infilling in rural communities and limited affordable homes, in locations that are in accordance with Policy H3; and (vi) limited infilling or the partial or complete redevelopment of previously developed land, whether redundant or in continuing use (excluding temporary buildings), which would not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development. D. Certain other forms of development are also not inappropriate in the Green Belt provided they preserve the openness of the Green Belt and do not conflict with the purposes of including land in the Green Belt. These include: (i) mineral extraction; (ii) engineering operations; (iii) local transport infrastructure that can demonstrate a requirement for a Green Belt location; (iv) the re-use of buildings provided that the buildings are of a permanent and substantial construction; and (v) development brought forward under a Community Right to Build Order.

Green and Blue Infrastructure

A. Development proposals must demonstrate that they have been designed to: (i) retain and where possible enhance existing green and blue infrastructure assets, including trees, hedgerows, woods and meadows, green lanes, wetlands, ponds and watercourses and improve connectivity of habitats; (ii) use native species where appropriate and take account of the need for biosecurity including control of non-native invasive species, and ensure all planting stock is supplied free of pests or disease, and uses non-invasive species; (iii) incorporate appropriate provision of new green and blue infrastructure assets or space; (iv) enhance connectivity and integration by providing pedestrian/cycle access to existing and proposed green and blue infrastructure networks and established routes, including footpaths, cycleways and bridleways/Public Rights of Way (except where by doing so would create additional recreational pressures on the Epping Forest Special Area of Conservation); and (v) enhance the public realm through the provision and/or retention of trees and/or designated and undesignated open spaces within built-up areas. B. Development proposals must be accompanied by sufficient evidence to demonstrate that: (i) the retention and protection of trees (including Veteran Trees), landscape features or habitats will be successfully secured in accordance with relevant guidance and best practice; (ii) the provision of new trees, new landscape and water features or habitat creation/improvement will be implemented in accordance with relevant guidance and best practice; and (iii) the proposals for green and blue infrastructure assets are appropriate and adequate, taking into account the nature and scale of the development, its setting, context and intended use. C. In the Garden Communities, a framework plan of proposed green and blue infrastructure assets and networks that incorporates existing features on the site and its links to the wider landscape and townscape will be required for submission with any planning application. Further requirements may be outlined within Strategic Masterplans in accordance with Policies SP2 and DM9.

Air Pollution

The development of sites within North Weald Bassett has the potential to produce air pollution that could impact upon air quality in the District, including the Epping Forest. All development proposals will need to demonstrate that they are in accordance with Policy DM2 and Policy DM22 and should have regard to the Council's adopted Air Pollution Mitigation Strategy for the Epping Forest. This includes, where necessary, the provision of financial contributions for the purposes of implementing air pollution mitigation initiatives and undertaking air quality monitoring and any necessary future air quality assessments.

Recreational Pressure

Developments within North Weald Bassett which would result in a net increase in dwellings have the potential to result in recreational pressure on the Epping Forest Special Area of Conservation. All such developments will need to demonstrate that they are in accordance with Policy DM2. This includes, where necessary, the provision of financial contributions towards mitigation and monitoring measures.

Flood Risk

Except for essential infrastructure and water compatible developments, no built development on residential allocations will be permitted on land within Flood Zones 2 and 3 as shown on the Council's latest Strategic Flood Risk Assessment maps, including the appropriate allowance for climate change.

Green Belt and Local Greenspace

A. Green Belt The general extent of the Green Belt is set out in Map 2.6. The detailed boundaries are shown on the Policies Map. The openness of the Green Belt will be protected from inappropriate development in accordance with national planning policy and Policy DM4. B. Local Greenspace The same level of protection will be applied to areas of Local Greenspace as is applied to Green Belt. The key characteristics of Local Greenspace are their beauty, wildlife value, historic significance and/or recreational value. It is not necessary for each of these characteristics to be present to be designated or retained as Local Greenspace.

The Natural Environment, Landscape Character and Green and Blue Infrastructure

A. Development proposals will ensure that the natural environment will be protected, its quality enhanced and access to it extended. In considering proposals for development the aim is to create a comprehensive network of green and blue corridors and places, appropriate to the specific rural or urban setting. In so doing, biodiversity will be enriched through habitat connection, improvement and protection at all scales, including priority habitats. Access will be extended and the recreational opportunities of the countryside and urban open spaces will be maximised. B. The Countryside (i) The character and appearance of the countryside will be conserved and enhanced. Landscape character assessments will be used to assist in judgements on the suitability of new development. (ii) A multifunctional countryside will be supported, which is productive, rich in biodiversity, with a well connected green and blue infrastructure network that is accessible for quiet enjoyment, recreation and exercise. C. Towns, Villages and Rural Communities (iii) The green and blue infrastructure assets of the towns, villages and rural communities will be protected and the quality of existing greenspace will be improved. (iv) Development will be designed to protect existing green and blue infrastructure assets, enhance networks, secure better provision where deficiencies have been identified and deliver green and blue assets to link to local or wider green and blue infrastructure networks; and (v) Quality greenspace appropriate to the scale of the development will be sought. D. Green and Blue Infrastructure The District's green and blue infrastructure network (including priority habitats) will be preserved, restored, extended, maintained and enhanced, and priority species protected, as appropriate, through the Policies in this Plan including: (i) The location of development (Policy SP1 and Chapter 5); (ii) Habitat Protection And Improving Biodiversity (Policy DM1); (iii) Epping Forest SAC and the Lee Valley SPA (Policy DM2); (iv) Landscape Character, Ancient Landscapes and Geodiversity (Policy DM3); (v) Green and Blue Infrastructure (Policy DM5); (vi) Sustainable Drainage Systems (Policy DM16); (vii) Supporting Sustainable Transport Choices (Policy T1); and (viii) Designated and Undesignated Open Spaces (Policy DM6) E. Development proposals, where appropriate, should contribute towards the delivery of green and blue assets which develop and enhance a network of multifunctional green and blue infrastructure. Contributions will be proportionate to the scale of the proposed development and the rural or urban context. Development which improves the existing green and blue infrastructure and where possible, enhances and protects networks will be supported. Additional provision will be required where deficiencies have been identified through the Infrastructure Delivery Plans Schedules, Green Infrastructure Strategy and other appropriate evidence base documents. Where on-site provision is not feasible financial contributions will be sought.

Historic Environment

A. Heritage assets (both designated and non-designated) and their settings will be preserved or enhanced in a manner appropriate to their significance in accordance with national planning policy and guidance. The more important the asset the greater the weight that will be given to its conservatio

Historic Environment

A. Heritage assets (both designated and non-designated) and their settings will be preserved or enhanced in a manner appropriate to their significance in accordance with national planning policy and guidance. The more important the asset the greater the weight that will be given to its conservation. B. Development proposals that affect any heritage asset or its setting should preserve and, wherever possible, enhance the significance of the heritage asset having regard to the special architectural or historic interest of its character, appearance and the contribution made by its setting. C. A Heritage Statement, to be produced using appropriate expertise, will be required for any application which may affect the significance of any heritage asset (both designated and non-designated). The level of detail should be proportionate to the asset's importance and no more than is sufficient to understand the potential impact of the proposal on the significance of any heritage asset. Where development proposals may affect heritage assets of archaeological interest, an archaeological evaluation will be required. D. Where there is evidence demonstrating the neglect of, or damage to, a heritage asset, any consequential deteriorated or damaged state of the heritage asset will not be taken into account in any decision. E. When considering the impact of proposed development on the significance of designated heritage assets, the Council will give great weight to the assets' conservation. Any harm or loss will require clear and convincing justification. F. Development proposals that would lead to substantial harm to or total loss of significance of a designated heritage asset will not be permitted unless it can be demonstrated that the substantial harm or total loss is necessary to achieve substantial public benefits that outweigh that harm or loss; or alternative criteria are satisfied in accordance with the requirements of national planning policy and guidance. Less than substantial harm to the significance of a designated heritage asset should be weighed against the public benefits of the proposal, where appropriate, securing its optimum viable use. G. There is a general presumption in favour of retaining non-designated heritage assets. When considering the impact of proposed development on the significance of non-designated heritage assets, or their setting, including local heritage assets on the Council's Local List of Validation Requirements, the Council will give weight to the assets' conservation. Proposals that would lead to harm to the significance of non-designated heritage assets or their loss will not be permitted unless it can be demonstrated that: (i) the level of harm or loss is justified following a balanced judgement of the scale of harm and significance of the heritage asset; and (ii) any harm or loss is mitigated through the retention of features of significance and/or good design. H. In exceptional circumstances, where a heritage asset requires significant investment to secure its long term future conservation, and the cost of repair and/or investigation cannot be funded by any other means, the principle of Enabling Development may be considered acceptable. Proposals for Enabling Development that would secure the long term future conservation of a heritage asset will not be supported unless the significant public benefits secured clearly outweigh the disbenefits of granting planning permission for the development.

Heritage at Risk

A. The Council will expect property owners/partners to work proactively with the authority to bring forward proposals for the preservation and enhancement of heritage assets at risk or under threat within the District to secure their future and seek a viable use consistent with their significance.

Housing Design and Quality

A. All new housing development is required to meet or exceed the minimum internal space standards set out in the latest Nationally Described Space Standards and should have regard to open space standards, as adopted or endorsed by the Council. B. Ground floor family housing must provide access to private garden/amenity space, and family housing on upper floors should have access to a balcony and/or terrace of a usable size, subject to acceptable amenity, privacy and design considerations, or to shared communal amenity space and children's play space. C. Where appropriate development proposals should seek to include enhanced provision of green infrastructure, including the quantity and quality of landscaped areas, trees and additional open space as required by Policies DM5 and DM6. D. Mixed tenure residential development proposals will generally be expected to be designed to be 'tenure blind' to ensure homes across tenures are indistinguishable from one another in terms of their character and appearance, including the quality of their design, the space standards applied and the building materials used.

Housing Mix and Accommodation Types

A. Development will be permitted where the mix of new homes: (i) includes a range of types, tenures and sizes to address local need including for 'down-sizing', housing for older people, and specialist housing as appropriate; (ii) is appropriate to the size, location and characteristics of the site and its surroundings; (iii) takes into account the existing housing stock in the settlement, rural community or neighbourhood in order to avoid any over-concentration of a single type or size of home, or specialist accommodation, where this would undermine the achievement of creating mixed and balanced communities; (iv) allows for community-led approaches such as co-housing and co-operatives where appropriate; and (v) provides for all new homes to be built in accordance with Building Regulations Requirement M4 (2) Accessible and Adaptable Dwelling standards. B. Planning applications will be required to be supported by evidence, proportionate to the nature and scale of development proposed, to justify the mix of new homes to be provided. Such evidence must reflect the latest housing needs evidence published by the Council. C. Proposals for new homes comprising: • specialist accommodation; • self-build/custom housebuilding; • community-led schemes; • sites upon which caravans can be stationed; or • locations for mooring houseboats. will be supported where: (i) the location is appropriate in terms of access to facilities, services and public transport; and (ii) it can be demonstrated, where relevant, that the development is designed and managed to provide the most appropriate types and levels of support to the proposed occupier and adequately caters for the needs of support staff. D. Where there is evidence of an identified unmet need in the local area and the location is appropriate in terms of access to existing or proposed facilities, services and public transport, larger scale new residential developments should incorporate specially designed housing/specialist accommodation for people with support needs (including for older people and housing with care). E. The loss of bungalows and specialist accommodation will be resisted. F. The Council will support the development of self-build and custom build homes on appropriately sized, serviced sites in the first instance or on appropriately sized sites that are capable of being serviced. The provision of such homes will be encouraged as part of larger development schemes.

Affordable Homes

A. On development sites which provide for 11 or more homes, or residential floorspace of more than 1,000 square metres (combined gross internal area), the Council will require 40% of those homes to be affordable and provided on-site. The tenure mix of affordable homes will be required to reflect the latest available housing need. All new homes will be required to meet Building Regulations Requirement M4(2) Accessible and Adaptable Dwelling standards. B. The management of the affordable homes provided will be undertaken by a Registered Provider which is a Preferred Partner of the Council unless otherwise agreed by the Council. Any relevant scheme will need to demonstrate that the design, siting and phasing of affordable homes provides for its proper integration and timely provision as part of the wider development. C. The mix of units in respect of size will be determined on a site by site basis dependent on the overall needs for the local area and on the specific characteristics of the individual site. The Council will expect the design, type, size and mix of the affordable homes to be such that the development is 'tenure blind' in respect of its character and appearance. D. Proposals that do not accord with the requirements of Part A (above) must be accompanied by a viability assessment (with supporting evidence), which is transparent and complies with relevant national or local planning policy and guidance applicable at the time. E. Where it has been demonstrated to the Council's satisfaction that the provision of affordable homes in accordance with the above levels and the preferred tenure mix as indicated by the most up-to-date evidence would render the scheme unviable, the Council will determine the approach to be taken to achieving viability, where appropriate, having regard to the following available options: (i) reviewing the tenure mix; (ii) reviewing the extent of other site specific planning obligations; and (iii) reviewing the proportion of affordable homes. F. In exceptional circumstances, where the Council agrees that it would be inappropriate for the required affordable homes to be provided on-site as part of the development, the Council will accept a financial contribution to fund the provision of affordable homes on another site in the District, provided that the Council is satisfied that: (i) the financial contribution is at least equivalent to the increased development value if affordable homes are not provided on-site, subject to such a contribution being viable; and (ii) a viability assessment has been provided (with supporting evidence) in accordance with Part D (above) which is transparent and complies with relevant national and local planning policy and guidance applicable at the time, properly assessing the level of financial contribution to be provided. G. Where a viability assessment has been submitted in accordance with Part D (above) the Council will undertake an independent review of that assessment for which the applicant will bear the cost.

Rural Exceptions

A. Planning permission may be granted for small-scale schemes for affordable homes on sites where planning permission would not normally be granted, where those sites are related to Small Villages and rural communities, where there are no residential allocations proposed of a sufficient size to make provision for affordable homes, or where such sites do not, in accordance with the provisions of Policy H2, provide for sufficient affordable homes when granted planning permission to address the full need for that Small Village or rural community. Such schemes will need to satisfy the Council that: (i) there is a demonstrable social or economic need for affordable homes for local residents which cannot be met in any other way and which can reasonably be expected to persist in the long term. Planning applications will be expected to be supported by a local housing needs assessment; (ii) the development is well-related to the existing Small Village or rural community and there is no significant detrimental impact to the character of that Small Village or rural community and the surrounding countryside, or would cause significant harm to the purposes of the Green Belt. Proposals involving extensions into the open countryside or the creation of ribbons or isolated pockets of development are unlikely to be considered acceptable and should be avoided. There should be no significant material grounds for objection including on highways, infrastructure, environmental or amenity matters; and (iii) suitable arrangements have been secured to ensure that all of the affordable homes built are available only for initial and subsequent qualifying occupiers (see Part C) whose total income is insufficient to enable them to afford to rent or buy a home of a sufficient size on the open market in the specified parish. B. The management of the affordable homes provided will be undertaken by a Registered Provider which is a Preferred Partner of the Council unless otherwise agreed by the Council. C. For the purpose of this Policy 'local resident' is defined as: (i) persons who have permanently resided in the specified parish for at least two years; or (ii) persons who are no longer a resident in the specified parish but who have been a resident there for at least three years during the last five years; or (iii) persons who are in permanent employment in the specified parish and have been for a minimum of two years and are working at least an average of 24 hours per week; or (iv) persons who have close relatives (i.e. parents, grandparents, children, brother or sister) living in the specified parish who have lived there for at least five years. D. Should there be insufficient applicants from the specified parish when the homes become available for occupation, then applicants from neighbouring parishes within the District who comply with the eligibility criteria set out above will be considered. E. The Council will consider the provision of a small proportion of market homes within the proposal site if it can be demonstrated through a viability assessment (with supporting evidence), which is transparent and complies with relevant national or local planning policy and guidance applicable at the time, that such housing is financially necessary to ensure the delivery of the affordable homes. F. Where a viability assessment has been submitted in accordance with Part E above the Council will undertake an independent review of that appraisal for which the applicant will bear the cost.

Traveller Site Development

A. The Council will meet the identified need for travellers through the provision of yards and/or pitches as part of site allocations as set out in Policies SP1 and SP4 and Chapter 5. B. If planning applications for traveller site development are received for sites other than those allocated in this Plan they will be determined taking into account the following considerations: (i) the impact on local amenity and the natural and historic environment; (ii) the relationship to local services with capacity, including education establishments, health and welfare services, shops and community facilities; (iii) access to the highway, public transport services and sustainable transport options; (iv) the provision of on-site facilities for parking, storage, play and residential amenity and appropriate essential services; (v) whether the site is located outside of areas at risk of flooding; (vi) the compatibility of the proposed use with surrounding land uses including potential disturbance from vehicular movements, and on-site business activities; (vii) the impact on the physical and visual character of the area; (viii) the potential for successful integration between travelling and settled communities; and (ix) any impact on the Green Belt. Openness will need to be preserved and very special circumstances demonstrated. C. Proposals for new sites under Part B of this Policy should not exceed five pitches unless a specific justification is provided for a greater number of pitches up to a maximum of ten pitches. D. Planning permission will not be granted for the replacement of lawful traveller sites by permanent dwellings or other uses unless it can be clearly demonstrated to the satisfaction of the Council that there is no genuine need or likely future need for traveller sites in the locality and other planning policy requirements are met.

Epping

A. Proposals for development on allocated sites should accord with the site specific policy requirements set out in Part Two of this Plan. Residential and Mixed Use Sites B. In accordance with Policy SP1 the following sites are allocated for residential or mixed use development: i) EPP.R1 Land South of Epping, West and EPP.R2 Land South of Epping, East – a minimum of 450 homes ii) EPP.R4 Land at St Johns Road – approximately 34 homes and appropriate uses iii) EPP.R5 Epping Sports Centre – approximately 42 homes iv) EPP.R6 Cottis Lane Car park – approximately 47 homes v) EPP.R7 Bakers Lane Car Park – approximately 31 homes vi) EPP.R8 Land and part of Civic Offices – approximately 44 homes vii) EPP.R9 Land at Bower Vale – approximately 50 homes viii) EPP.R11 Epping Library – approximately 11 homes. Employment Sites C. In accordance with Policies SP1 and E1 the following existing sites are designated for employment use: (i) EPP.E1 Land at Eppingdene (ii) EPP.E2 Land at Coopersale Hall (iii) EPP.E3 Falconry Court (iv) EPP.E4 Bower Hill Industrial Estate Sustainable Transport Choices D. In accordance with Policy T1, all development proposals must demonstrate how opportunities to access jobs, services, education and leisure faciltities by means other than the car have been addressed, both within Epping and to the Harlow and Gilston Garden Town. This includes the need to make provision for, improve, enhance and promote use of existing, cycling and walking networks and access to passenger transport services. Infrastructure Requirements E. New development must be served and supported by appropriate on and off-site infrastructure and services. Development should deliver and/or contribute towards the delivery of infrastructure where this is necessary and fairly and reasonably related to the development having full regard to the Infrastructure Delivery Plan Schedule and its wider infrastructure objectives. F. Development proposals in Epping will be expected to deliver and/or contribute proportionately towards infrastructure items as required, including: i) education provision including early years, primary school and secondary school places; ii) provision of health facilities; iii) provision of walking and cycling facilities and linkages both within the site and to key destinations; iv) enhancements to public transport provision or other initiatives which reduce the need to travel by car; v) highways and junction upgrades; vi) upgrade

Nazeing

A. Proposals for development on allocated sites should accord with the site specific policy requirements set out in Part Two of this Plan. B. In accordance with Policy SP1 the following sites are allocated for residential development: i) NAZE.R1 Land at St Leonards Road – approximately 33 homes ii) NAZE.R2 The Fencing Centre, Pecks Hill – approximately 25 homes iii) NAZE.R3 Land to the rear of Pound Close – approximately 39 homes iv) NAZE.R4 Land at St Leonards Farm – approximately 21 homes C. There are no new employment site allocations in Nazeing. In accordance with Policy E1 the following existing sites are designated for employment uses: i) NAZE.E1 The Old Waterworks ii) NAZE.E2 Land West of Sedge Green iii) NAZE.E3 Bridge Works and Glassworks, Nazeing New Road iv) NAZE.E4 Hillgrove Business Park v) NAZE.E5 Birchwood Industrial Estate vi) NAZE.E6 Millbrook Business Park vii) NAZE.E7 Land at Winston Farm D. New development must be served and supported by appropriate on and off-site infrastructure and services. Development should deliver and/or contribute towards the delivery of infrastructure where this is necessary and fairly and reasonably related to the development having full regard to the Infrastructure Delivery Plan Schedule and its wider infrastructure objectives. E. Development proposals in Nazeing will be expected to deliver and/or contribute proportionately towards infrastructure items, including: i) appropriate education provision including early years, primary school and secondary school places; ii) appropriate provision of health facilities; iii) provision of walking and cycling facilities, and linkages both within the site and to key destinations, including to the Lee Valley Regional Park; iv) enhancements to public transport provision or other initiatives which reduce the need to travel by car; v) upgrade and improvement of utility infrastructure including water, waste water, solid waste, gas, electricity and telecommunications where necessary; and vi) improvements and provision of green and blue infrastructure and open space throughout the settlement. F. The development of sites within Nazeing has the potential to produce air pollution that could impact upon air quality in the District, including the Epping Forest. All development proposals will need to demonstrate that they are in accordance with Policy DM2 and Policy DM22 and should have regard to the Council's adopted Air Pollution Mitigation Strategy for the Epping Forest. This includes, where necessary, the provision of financial contributions for the purposes of implementing air pollution mitigation initiatives and undertaking air quality monitoring and any necessary future air quality assessments. G. Except for essential infrastructure and water compatible developments, no built development on residential allocations will be permitted on land within Flood Zones 2 and 3 as shown on the Council's latest Strategic Flood Risk Assessment maps, including the appropriate allowance for climate change. H. In order to ensure that a comprehensive and cohesive approach is taken to the planning and delivery of certain sites and associated infrastructure, planning applications in relation to sites NAZE.R1, NAZE.R3 and NAZE.R4 should be accompanied by and have regard to a Concept Framework Plan, as defined in Policy SP2, which has been endorsed by the Council. The endorsed Concept Framework Plan will be taken into account as an important material consideration in the determination of any planning applications. I. The Concept Framework Plan will apply to multiple allocation sites. The Plan should be prepared and delivered jointly by all site promotors of the site allocations identified within the Concept Framework Plan Area. Details of the specific requirements of each Concept Framework Plan can be found within the site specific requirements set out in Part Two of this Plan. J. The Concept Framework Plan and the planning applications for each site located within it should be considered and informed by the Quality Review Panel and be subject to public consultation, including in respect of the Concept Framework Plan, consultation with all those with a development interest in the defined area.

Thornwood

A. Proposals for development on allocated sites should accord with the site specific policy requirements set out in Part Two of this Plan. B. In accordance with Policy SP1, the following sites are allocated for residential development: i) THOR.R1 Land at Tudor House – approximately 124 homes ii) THOR.R2 Land West of High Road – approximately 48 homes C. There are no new employment site allocations in Thornwood. In accordance with Policies SP1 and E1 the following existing sites are designated for employment uses: i) THOR.E1 Camfaud Concrete Pumps ii) THOR.E2 Land at Esgors Farm iii) THOR.E3 Woodside Industrial Estate iv) THOR.E4 Weald Hall Lane Industrial Area D. New development must be served and supported by appropriate on and off-site infrastructure and services. Development should deliver and/or contribute towards the delivery of infrastructure where this is necessary and fairly and reasonably related to the development having full regard to the Infrastructure Delivery Plan Schedule and its wider infrastructure objectives. E. Development proposals in Thornwood will be expected to deliver and/or contribute proportionately towards infrastructure items including: i) appropriate education provision including early years, primary school and secondary school places; ii) appropriate provision of health facilities; iii) enhancements to public transport provision or other initiatives which reduce the need to travel by car; iv) upgrade and improvement of utility infrastructure including water, waste water, solid waste, gas, electricity and telecommunications where necessary; v) improvements and provision of green and blue infrastructure and open space throughout the settlement; and vi) community uses. F. The development of sites within Thornwood has the potential to produce air pollution that could impact upon air quality in the District, including the Epping Forest. All development proposals will need to demonstrate that they are in accordance with Policy DM2 and Policy DM22 and should have regard to the Council's adopted Air Pollution Mitigation Strategy for the Epping Forest. This includes, where necessary, the provision of financial contributions for the purposes of implementing air pollution mitigation initiatives and undertaking air quality monitoring and any necessary future air quality assessments. G. Developments within Thornwood which would result in a net increase in dwellings have the potential to result in recreational pressure on the Epping Forest Special Area of Conservation. All such developments will need to demonstrate that they are in accordance with Policy DM2. This includes, where necessary, the provision of financial contributions towards mitigation and monitoring measures. H. Except for essential infrastructure and water compatible developments, no built development on residential allocations will be permitted on land within Flood Zones 2 and 3 as shown on the Council's latest Strategic Flood Risk Assessment maps, including the appropriate allowance for climate change.

Coopersale, Fyfield, High Ongar, Lower Sheering, Sheering and Stapleford Abbotts

A. Proposals for development on allocated sites should accord with the site specific policy requirements set out in Part Two of this Plan. B. In accordance with Policy SP1 the following sites are allocated for residential development: i) COOP.R1 Land at Parklands – approximately six homes (Coopersale) ii) FYF.R1 Land at Gypsy Mead - approximately 14 homes (Fyfield) iii) HONG.R1 Land at Mill Lane - approximately ten homes (High Ongar) iv) LSHR.R1 Land at Lower Sheering - approximately 14 homes (Lower Sheering) v) SHR.R1 Land at Daubneys Farm - approximately ten homes; SHR.R2 Land to the East of the M11 - approximately 62 homes; and SHR.R3 Land north of Primley Lane - approximately 12 homes (Sheering) vi) STAP.R1 Land at Oak Hill Road - approximately 33 homes C. There are no new employment site allocations in Coopersale, Fyfield, High Ongar, Lower Sheering, Sheering or Stapleford Abbotts. In accordance with Policies SP1 and E1 the following existing sites are designated for employment uses: i) High Ongar – HONG.E1 Nash Hall Industrial Estate ii) Lower Sheering – LSHR.E1 Land at The Maltings iii) Stapleford Abbotts – STAP.E1 Land at High Willows D. New development must be served and supported by appropriate on and off-site infrastructure and services. Development should deliver and/or contribute towards the delivery of infrastructure where this is necessary and fairly and reasonably related to the development having full regard to the Infrastructure Delivery Plan Schedule and its wider infrastructure objectives. E. Development proposals in these settlements will be expected to deliver and/or contribute proportionately towards infrastructure items including: i) appropriate education provision including early years, primary school places and secondary school places; ii) appropriate provision of health facilities. iii) enhancements to public transport provision or other initiatives which reduce the need to travel by car; iv) highways and junction upgrades; v) upgrade and improvement of utility infrastructure including water, waste water, gas, electricity and telecommunications where necessary; and vi) improvements and provision of green and blue infrastructure and open space throughout the settlement. F. The development of sites within Coopersale, Fyfield, High Ongar, Lower Sheering, Sheering and Stapleford Abbotts has the potential to produce air pollution that could impact upon air quality in the District, including the Epping Forest. All development proposals will need to demonstrate that they are in accordance with Policy DM2 and Policy DM22 and should have regard to the Council's adopted Air Pollution Mitigation Strategy for the Epping Forest. This includes, where necessary, the provision of financial contributions for the purposes of implementing air pollution mitigation initiatives and undertaking air quality monitoring and any necessary future air quality assessments. G. Developments within Coopersale which would result in a net increase in dwellings have the potential to result in recreational pressure on the Epping Forest Special Area of Conservation. All such developments will need to demonstrate that they are in accordance with Policy DM2. This includes, where necessary, the provision of financial contributions towards mitigation and monitoring measures. H. Except for essential infrastructure and water compatible developments, no built development on residential allocations will be permitted on land within Flood Zones 2 and 3 as shown on the Council's latest Strategic Flood Risk Assessment maps, including the appropriate allowance for climate change.

Loughton

A. Proposals for development on allocated sites should accord with the site specific policy requirements set out in Part Two of this Plan. B. In accordance with Policy SP1 the following sites are allocated for residential or mixed use development: i) LOU.R3 Land at Vere Road – approximately nine homes ii) LOU.R4 Borders Lane Playing Fields – approximately 217 homes and appropriate uses iii) LOU.R6 Royal Oak Public House – approximately ten homes iv) LOU.R7 Loughton Library – approximately 20 homes v) LOU.R9 Land at Former Epping Forest College – approximately 111 homes vi) LOU.R10 Land at Station Road – approximately 12 homes vii) LOU.R11 Land West of Roding Road – approximately nine homes viii) LOU.R12 Land at 63 Wellfields – approximately ten homes ix) LOU.R13 Land at 70 Wellfields – approximately six homes x) LOU.R14 Land at Alderton Hill – approximately 19 homes xi) LOU.R15 Land at Traps Hill – approximately six homes xii) LOU.R16 St Thomas More RC Church – approximately 18 homes xiii) LOU.R18 Land at High Beech Road – approximately eight homes C. In accordance with Policies SP1 and E1 the following existing sites are designated for employment uses: i) LOU.E1 Oakwood Hill Industrial Estate ii) LOU.E2B Langston Road Industrial Estate iii) LOU.E3 Buckingham Court D. In accordance with Policies SP1 and E1 the following site is allocated for B2 Use Class employment uses: i) LOU.E2A Land adjacent to Langston Road Industrial Estate E. New development must be served and supported by appropriate on and off-site infrastructure and services. Development should deliver and/or contribute towards the delivery of infrastructure where this is necessary and fairly and reasonably related to the development having full regard to the Infrastructure Delivery Plan Schedule and its wider objectives. F. Development proposals in Loughton will be expected to deliver and/or contribute proportionately towards infrastructure items as required, including: i) education provision including early years, primary school and secondary school places; ii) provision of health facilities; iii) highways and junction upgrades; iv) provision of walking and cycling facilities, and linkages both within the site and to key destinations; v) enhancements to public transport provision or other initiatives which reduce the need to travel by car; vi) upgrade and improvement of utility infrastructure including water, waste water, solid waste, gas, electricity and telecommunications; and vii) improvements and provision of green and blue infrastructure assets including open space. G. In accordance with Policy E2, in Loughton High Road Town Centre, at least 70% of the ground floor Primary Commercial, Business and Service Frontage and at least 35% of the ground floor Secondary Commercial, Business and Service Frontage will be maintained in Use Class E uses. H. In accordance with Policy E2, in Loughton Broadway District Centre, at least 60% of the ground floor Primary Commercial, Business and Service Frontage will be maintained in Use Class E uses. I. The development of sites within Loughton has the potential to produce air pollution that could impact upon air quality in the District, including the Epping Forest. All development proposals will need to demonstrate that they are in accordance with Policy DM2 and Policy DM22 and should have regard to the Council's adopted Air Pollution Mitigation Strategy for the Epping Forest. This includes, where necessary, the provision of financial contributions for the purposes of implementing air pollution mitigation initiatives and undertaking air quality monitoring and any necessary future air quality assessments. J. Developments within Loughton which would result in a net increase in dwellings have the potential to result in recreational pressure on the Epping Forest Special Area of Conservation. All such developments will need to demonstrate that they are in accordance with Policy DM2. This includes, where necessary, the provision of financial contributions towards mitigation and monitoring measures. K. Except for essential infrastructure and water compatible developments, no built development on residential allocations will be permitted on land within Flood Zones 2 and 3 as shown on the Council's latest Strategic Flood Risk Assessment maps, including the appropriate allowance for climate change. L. Sites within the Impact Risk Zone for the Roding Valley Meadows Site of Special Scientific Interest and are above the identified development threshold should make provision for any avoidance and mitigation measures to address any impacts on this nationally important habitat.

Waltham Abbey

A. Proposals for development on allocated sites should accord with the site specific policy requirements set out in Part Two of this Plan. Residential Sites B. In accordance with Policy SP1 the following sites are allocated for residential development: i) WAL.R1 Land West of Galley Hill Road, WAL.R2 Lea Valley Nursery, Crooked Mile and WAL.R3 Land adjoining Parklands – a minimum of 740 homes ii) WAL.R4 Fire Station, Sewardstone Road – approximately 16 homes iii) WAL.R5 Waltham Abbey Community Centre, Saxon Way – approximately 53 homes and re-provision of a community centre iv) WAL.R6 Waltham Abbey Swimming Pool, Roundhills – approximately 27 homes Employment Sites C. In accordance with Policies SP1 and E1 the following existing sites are designated for employment uses: i) WAL.E1 Howard Business Park ii) WAL.E2 Land at Breeches Farm iii) WAL.E3 Land at Woodgreen Road iv) WAL.E4 Cartersfield Road/Brooker Road Industrial Estate v) WAL.E5 Meridian Business Park and Distribution Centre vi) WAL.E6B Galley Hill Road Industrial Estate D. In accordance with Policies SP1 and E1 the following sites are allocated for employment uses: i) WAL.E6A Land adjacent to Galley Hill Road Industrial Estate (B2/B8 Use Class) ii) WAL.E8 Land North of A121 (B2/B8 Use Class/ light industrial (within Use Class E) Traveller Sites E. In accordance with Policies SP1 and H4 the following site is allocated for traveller accommodation: i) WAL.T1 Land to the rear of Lea Valley Nursery, Crooked Mile – five pitches Infrastructure Requirements F. New development must be served and supported by appropriate on and off-site infrastructure and services. Development should deliver and/or contribute towards the delivery of infrastructure where this is necessary and fairly and reasonably related to the development having full regard to the Infrastructure Delivery Plan Schedule and its wider infrastructure objectives. G. Development proposals in Waltham Abbey will be expected to deliver and/or contribute proportionately towards infrastructure items as required, including: i) education provision including early years, primary school and secondary school places; ii) appropriate provision of health facilities; iii) provision of walking and cycling facilities, providing linkages both within the site and to key destinations, including to the Lee Valley Regional Park; iv) enhancements to public transport provision or other initiatives which reduce the need to travel by car; v) appropriate provision of surface water drainage measures; vi) highways and junction upgrades; vii) upgrade and improvement of utility infrastructure including water, waste water, solid waste, gas, electricity and telecommunications; and viii) improvements to existing, and provision of new, green and blue infrastructure assets including open space in accordance with the Council's adopted Green Infrastructure Strategy. District Centre Uses H. In accordance with Policy E2, in Waltham Abbey District Centre, at least 45% of the ground floor Primary Commercial, Business, and Service Frontage and at least 25% of the ground floor Secondary Commercial, Business, and Service Frontage will be maintained in Use Class E uses. Air Pollution I. The development of sites within Waltham Abbey has the potential to produce air pollution that could impact upon air quality in the District, including the Epping Forest. All development proposals will need to demonstrate that they are in accordance with Policy DM2 and Policy DM22 and should have regard to the Council's adopted Air Pollution Mitigation Strategy for the Epping Forest. This includes, where necessary, the provision of financial contributions for the purposes of implementing air pollution mitigation initiatives and undertaking air quality monitoring and any necessary future air quality assessments. Recreational Pressure J. Developments within Waltham Abbey which would result in a net increase in dwellings have the potential to result in recreational pressure on the Epping Forest Special Area of Conservation. All such developments will need to demonstrate that they are in accordance with Policy DM2. This includes, where necessary, the provision of financial contributions towards mitigation and monitoring measures. Flood Risk K. Except for essential infrastructure and water compatible developments, no built development on residential allocations will be permitted on land within Flood Zones 2 and 3 as shown on the Council's latest Strategic Flood Risk Assessment maps, including the appropriate allowance for climate change. Waltham Abbey North Masterplan L. Planning application for sites WAL.R1, WAL.R2, WAL.R3 and WAL.T1 should be accompanied by a Strategic Masterplan for the Waltham Abbey North Masterplan Area which demonstrates that the development requirements set out in this Policy have been accommodated and which has been endorsed by the Council. The endorsed Strategic Masterplan will be taken into account as an important material consideration in the determination of any planning applications. M. In addition to the requirements set out above the Strategic Masterplan must make provision for: i) a minimum of 740 homes; ii) effective integration with the town centre, supporting regeneration; iii) five pitches for traveller accommodation; iv) a new local centre to include a community facility and retail uses; v) new road links to the existing highway network and an internal road layout to support a bus corridor; vi) the potential need to upgrade/widen the existing Galley Hill Road and Crooked Mile, in order to ensure a safe access point and sufficient capacity for the development they serve; vii) measures to promote and encourage the use of sustainable modes of transport and provide viable alternatives to single occupancy private car use including car clubs/car sharing or pooling arrangements; viii) the strengthening and/or creation of new Green Belt boundaries to the North and East of the site; ix) the integration, retention and improvements to the existing watercourses and Public Rights of Way; x) new pedestrian and cycle links through the site to the Lee Valley Regional Park, the existing allotments to the North, and towards Waltham Abbey District Centre; xi) improvements to existing open space in the locality, together with enhancements within the Lee Valley Regional Park and on-site open space, including a proportion of natural greenspace; and xii) ensure that vulnerability to surface water flooding as well as the potential consequences for surrounding sites is suitably mitigated through appropriate surface water drainage. N. The Strategic Masterplan and subsequent applications should be considered and informed by the Quality Review Panel and be subject to public consultation, including in respect of Masterplans, consultation with all those with a development interest in the defined area.

Buckhurst Hill

A. Proposals for development on allocated sites should accord with the site specific policy requirements set out in Part Two of this Plan. B. In accordance with Policy SP1 the following sites are allocated for residential development: i) BUCK.R1 Land at Powell Road – approximately 31 homes ii) BUCK.R2 Queens Road car park – approximately 41 homes iii) BUCK.R3 Stores at Lower Queens Road – approximately 15 new homes and re-provision of 24 homes and retail floorspace C. New development must be served and supported by appropriate on and off-site infrastructure and services. Development should deliver and/or contribute towards the delivery of infrastructure where this is necessary and fairly and reasonably related to the development having full regard to the Infrastructure Delivery Plan Schedule and its wider infrastructure objectives. D. Development proposals in Buckhurst Hill will be expected to deliver and/or contribute proportionately towards infrastructure items as required, including: i) appropriate education provision including early years, primary school and secondary school places; ii) appropriate provision of health facilities; iii) provision of walking and cycling facilities, and linkages both within the site and to key destinations; iv) enhancements to public transport provision or other initiatives which reduce the need to travel by car; and v) improvements and provision of green and blue infrastructure and open space throughout the settlement. E. In accordance with Policy E2, at least 65% of the ground floor Primary Commerical, Business and Service Frontage and at least 40% of the ground floor Secondary Commerical, Business and Service Frontage will be maintained in Use Class E uses in Buckhurst Hill District Centre. F. The development of sites within Buckhurst Hill has the potential to produce air pollution that could impact upon air quality in the District, including the Epping Forest. All development proposals will need to demonstrate that they are in accordance with Policy DM2 and Policy DM22 and should have regard to the Council's adopted Air Pollution Mitigation Strategy for the Epping Forest. This includes, where necessary, the provision of financial contributions for the purposes of implementing air pollution mitigation initiatives and undertaking air quality monitoring and any necessary future air quality assessments. G. Developments within Buckhurst Hill which would result in a net increase in dwellings have the potential to result in recreational pressure on the Epping Forest Special Area of Conservation. All such developments will need to demonstrate that they are in accordance with Policy DM2. This includes, where necessary, the provision of financial contributions towards mitigation and monitoring measures. H. Except for essential infrastructure and water compatible developments, no built development on residential allocations will be permitted on land within Flood Zones 2 and 3 as shown on the Council's latest Strategic Flood Risk Assessment maps, including the appropriate allowance for climate change.

Chigwell

A. Proposals for development on allocated sites should accord with the site specific policy requirements set out in Part Two of this Plan. Residential Sites B. In accordance with Policy SP1 the following sites are allocated for residential development: i) CHIG.R4 Land Between Froghall Lane and Railway Line – approximately 105 specialist homes ii) CHIG.R5 Land at Chigwell Nurseries – approximately 65 homes iii) CHIG.R8 Land at Fencepiece Road – approximately six homes iv) CHIG.R9 Land at Grange Court – approximately eight homes v) CHIG.R10 The Maypole – approximately 11 homes vi) CHIG.R11 Land at Hainault Road – approximately 11 homes Infrastructure Requirements C. New development must be served and supported by appropriate on and off-site infrastructure and services. Development should deliver and/or contribute towards the delivery of infrastructure where this is necessary and fairly and reasonably related to the development having full regard to the Infrastructure Delivery Plan Schedule and its wider infrastructure objectives. D. Development proposals in Chigwell will be expected to deliver and/or contribute proportionately towards infrastructure items including: i) appropriate education provision including early years, primary school and secondary school places; ii) appropriate provision of health facilities; iii) provision of walking and cycling facilities, and linkages both within the site and to key destinations; iv) enhancements to public transport provision or other initiatives which reduce the need to travel by car; v) upgrade and improvement of utility infrastructure including water, waste water, solid waste, gas, electricity and telecommunications where necessary; and vi) improvements and provision of green and blue infrastructure assets including open space. Air Pollution E. The development of sites within Chigwell has the potential to produce air pollution that could impact air quality in the District, including the Epping Forest. All development proposals will need to demonstrate that they are in accordance with Policy DM2 and Policy DM22 and have regard to the Council's adopted Air Pollution Mitigation Strategy for the Epping Forest. This includes, where necessary, the provision of financial contributions for the purposes of implementing air pollution mitigation initiatives and undertaking air quality monitoring and any necessary future air quality assessments. Recreational Pressure F. Developments within Chigwell which would result in a net increase in dwellings have the potential to result in recreational pressure on the Epping Forest Special Area of Conservation. All such developments will need to demonstrate that they are in accordance with Policy DM2. This includes, where necessary, the provision of financial contributions towards mitigation and monitoring measures. Flood Risk G. Except for essential infrastructure and water compatible developments, no built development on residential allocations will be permitted on land within Flood Zones 2 and 3 as shown on the Council's latest Strategic Flood Risk Assessment maps, including the appropriate allowance for climate change.

Theydon Bois

A. Proposals for development on allocated sites should accord with the site specific policy requirements set out in Part Two of this Plan Residential Sites B. In accordance with Policy SP1 the following sites are allocated for residential development: i) THYB.R1 Land at Forest Drive – approximately 39 homes ii) THYB.R2 Theydon Bois London Underground Station Car Park – approximately 12 homes iii) THYB.R3 Land at Coppice Row – approximately six homes Infrastructure Requirements C. New development must be served and supported by appropriate on and off-site infrastructure and services. Development should deliver and/or contribute towards the delivery of infrastructure where this is necessary and fairly and reasonably related to the development having full regard to the Infrastructure Delivery Plan Schedule and its wider infrastructure objectives. D. Development proposals in Theydon Bois will be expected to deliver and/or contribute proportionately towards infrastructure items including: i) highways and junction upgrades; ii) upgrade and improvement of utility infrastructure including water, waste water, solid waste, gas, electricity and telecommunications; iii) improvements and provision of green and blue infrastructure assets including open space; iv) appropriate education provision including early years, primary school and secondary school places; v) provision of walking and cycling facilities, and linkages both within the site and to key destinations; vi) enhancements to public transport provision or other initiatives which reduce the need to travel by car; and vii) appropriate provision of health facilities. Air Pollution E. The development of sites within Theydon Bois has the potential to produce air pollution that could impact upon air quality in the District, including the Epping Forest. All development proposals will need to demonstrate that they are in accordance with Policy DM2 and Policy DM22 and should have regard to the Council's adopted Air Pollution Mitigation Strategy for the Epping Forest. This includes, where necessary, the provision of financial contributions for the purposes of implementing air pollution mitigation initiatives and undertaking air quality monitoring and any necessary future air quality assessments. Recreational Pressure F. Developments within Theydon Bois which would result in a net increase in dwellings have the potential to result in recreational pressure on the Epping Forest Special Area of Conservation. All such developments will need to demonstrate that they are in accordance with Policy DM2. This includes, where necessary, the provision of financial contributions towards mitigation and monitoring measures. Flood Risk G. Except for essential infrastructure and water compatible developments, no built development on residential allocations will be permitted on land within Flood Zones 2 and 3 as shown on the Council's latest Strategic Flood Risk Assessment maps, including the appropriate allowance for climate change.

Roydon

A. Proposals for development on allocated sites should accord with the site specific policy requirements set out in Part Two of this Plan. B. In accordance with Policy SP1 the following sites are allocated for residential development: i) ROYD.R1 The Old Coal Yard – approximately seven homes ii) ROYD.R2 Land at Kingsmead School – approximately 21 homes iii) ROYD.R4 Land at Parklands Nursery – approximately 20 homes C. New development must be served and supported by appropriate on and off-site infrastructure and services. Development should deliver and/or contribute towards the delivery of infrastructure where this is necessary and fairly and reasonably related to the development having full regard to the Infrastructure Delivery Plan Schedule and its wider infrastructure objectives. D. Development proposals in Roydon will be expected to deliver and/or contribute proportionately towards infrastructure items including: i) appropriate education provision including early years, primary school and secondary school places; ii) appropriate provision of health facilities; iii) provision of walking and cycling facilities, providing linkages both within the site and to key destinations, including to the Lee Valley Regional park; iv) enhancements to public transport provision or other initiatives which reduce the need to travel by car; and v) improvements and provision of green and blue infrastructure and open space throughout the settlement. E. Except for essential infrastructure and water compatible developments, no built development on residential allocations will be permitted on land within Flood Zones 2 and 3 as shown on the Council's latest Strategic Flood Risk Assessment maps, including the appropriate allowance for climate change. F. The development of sites within Roydon has the potential to produce air pollution that could impact upon air quality in the District, including the Epping Forest. All development proposals will need to demonstrate that they are in accordance with Policy DM2 and Policy DM22 and should have reard to the Council's adopted Air Pollution Mitigation Strategy for the Epping Forest. This includes, where necessary, the provision of financial contributions for the purposes of implementing air pollution mitigation initiatives and undertaking air quality monitoring and any necessary future air quality assessments.

Spatial Development Strategy 2011-2033

A. Within the period 2011-2033 the Local Plan will provide for a minimum of 11,400 new homes, including a minimum of 2,851 new affordable homes between 2016 – 2033. B. New homes will also be delivered in accordance with Part D of this Policy and the following stepped trajectory: Period Projected housing requirement 2011/12 – 2021/22 3,023 (275 per annum) 2022/23 – 2026/27 2,500 (500 per annum) 2027/28 – 2032/33 5,880 (980 per annum) Total 11,400 (518 per annum) Note: Totals do not sum due to rounding C. The new homes will be distributed across the District as follows: Settlement Allocated Housing Sites around Harlow ~ 3,900 Epping ~ 709 Loughton ~ 455 Waltham Abbey ~ 836 Ongar ~ 590 Buckhurst Hill ~ 87 North Weald Bassett ~ 1,050 Chigwell ~ 206 Theydon Bois ~ 57 Roydon ~ 48 Nazeing ~ 118 Thornwood ~ 172 Coopersale, Fyfield, High Ongar, Lower Sheering, Sheering and Stapleford Abbotts ~ 161 D. The new homes will be delivered by: (i) permitting development proposals within the defined settlement boundaries where they comply with all other relevant Policies of the Local Plan; (ii) the development of Garden Communities around Harlow and at other settlements as allocated through this Local Plan (as identified in Policy SP4 and Chapter 5); (iii) permitting rural exception sites in accordance with Policy H3 and all other relevant Policies of the Local Plan; (iv) the delivery of sites identified in made Neighbourhood Plans; (v) making the best use of land by ensuring that development densities are appropriate to the location and size of the site in accordance with Policy SP2; and (vi) resisting developments which would result in a net loss of homes, unless it can be demonstrated that the benefits of doing so will materially outweigh the harm. E. The Council will demonstrate a rolling five-year supply of deliverable housing land, in accordance with national planning policy throughout the Plan period. The Council will monitor this through its Authority Monitoring Report which is published annually. F. Within the period 2011-2033 the Local Plan will provide for a minimum of 64 pitches and one yard to accommodate the needs of travellers and travelling showpeople as identified in Policy SP4 and Chapter 5. This provision will be delivered through the following sequential approach: (i) the regularisation of existing sites with temporary permissions or other unauthorised sites where appropriate; (ii) making the best use of existing traveller sites through intensification and/or extension, and the review of personal permissions where appropriate; (iii) new sites in locations outside the Green Belt which are appropriately located in terms of access to healthcare, education and other services; (iv) new traveller sites in the Green Belt which are appropriately located in terms of access to healthcare, education and other services; (v) the provision of land as part of the development of the Garden Communities around Harlow and other allocated sites in this Local Plan; and (vi) permitting additional traveller sites in accordance with Policy H4. G. Within the period 2011-2033 the Local Plan will maximise opportunities for jobs growth, with the aim of achieving a minimum of 10,800 new jobs in the District up to 2033. This includes making provision for: (i) retaining and enhancing existing employment sites and premises where appropriate; (ii) allocating 23 hectares of new employment land at appropriate locations across the District as set out in Policy E1 to provide a flexible supply of future sites to cater for the District's needs, to meet the economic needs of the wider sub-region, and complement Harlow Enterprise Zone; and (iii) promoting new small-scale employment opportunities within mixed-use developments, including at the Garden Communities. H. In addition, the Council will: (i) promote and support Town and District Centre development and regeneration; (ii) encourage Town and District Centres to complement other larger sub-regional and regional comparison retail destinations outside of the District; (iii) support growth in the food production and glasshouse industry; (iv) support growth in the tourism industry and visitor economy; (v) seek to provide suitable training and skills development for local residents, to provide them with the skills needed to access future employment opportunities both within and outside the District; (vi) seek to increase workforce participation and encourage older workers to continue to work; and (vii) attract new businesses, encourage start-ups, and help growing businesses. I. Development proposals will be required to demonstrate that they accord with the infrastructure requirements established through the Infrastructure Delivery Plans and all other Policies of the Local Plan.

Garden Communities

A. The following sites are allocated to support the delivery of the Spatial Development Strategy set out in Policies SP1 and SP3. Allocation Reference: SP4.1 Latton Priory - A minimum of 1,050 homes, one hectare of employment land and five traveller pitches Allocation Reference: SP4.2 Water Lane Area - A minimum of 2,100 homes and five traveller pitches Allocation Reference: SP4.3 East of Harlow - A minimum of 750 homes, potential relocation of Princess Alexandra Hospital and five traveller pitches B. As well as the delivery of new homes, sites SP4.1-4.3 will be expected to make provision for appropriate small-scale employment, retail and community uses in accordance with other Policies within this Plan. The Garden Communities must be planned and delivered as high quality, integrated, sustainable and distinctive developments supported by necessary infrastructure, services and facilities. C. New development must be served and supported by appropriate on and off-site infrastructure and services. Development should deliver and/or contribute towards the delivery of infrastructure where this is necessary and fairly and reasonably related to the development having full regard to the Infrastructure Delivery Plan Schedules and their wider infrastructure objectives. Development identified in this Policy will be expected to make a contribution proportionate to its scale and impact for the delivery of improvements to Junction 7 and other strategic infrastructure requirements. D. Planning applications for sites SP4.1-4.3 should be accompanied by a Strategic Masterplan which demonstrates that the development requirements set out in this Policy have been accommodated and which has been endorsed by the Council. The endorsed Strategic Masterplan will be taken into account as an important material consideration in the determination of any planning applications. E. Development proposals for the Garden Communities (and where applicable Strategic Masterplans) must reflect and demonstrate that the principles set out in Policies SP2 and SP3 have been adhered to. F. Land will be safeguarded for the Sustainable Transport Corridors as identified indicatively on Map 2.2 and the Policies Map. Development proposals and Strategic Masterplans will be required to safeguard land accordingly. G. Land allocated at Latton Priory (SP4.1) will be brought forward on a phased basis for a comprehensive high quality development to include: (i) a minimum of 1,050 homes up to 2033; (ii) one hectare of employment land for office/research and development uses (within Use Class E) to be provided at site allocation RUR.E19A in addition to the one hectare of existing employment land within Use Classes B2 and B8 at Dorrington Farm (site RUR.E19B). The Council recognises that through the detailed masterplanning process it may become apparent that the required employment uses may be better located elsewhere in the Masterplan Area to deliver a comprehensively planned development; (iii) five traveller pitches; (iv) strategic natural greenspace of a sufficient size and quality (as detailed in the relevant Mitigation Strategy for the Epping Forest Special Area of Conservation) to support biodiversity and to avoid placing pressure on existing sites of international and national importance. Such space should include opportunities for walking and cycling, flood mitigation and a new Green Belt defensible boundary to the South of the site as indicated on the map. Proposals will also be required to incorporate avoidance and mitigation measures to address any impacts of development on the Harlow Woods Site of Special Scientific Interest; (v) land to the South of the 'build-to' line within the Masterplan Area must be retained for public open space or for other appropriate uses as agreed through the masterplanning process; (vi) a sympathetic design which preserves or enhances the adjacent Ancient Woodland, Scheduled Monuments and Listed Buildings and their settings within and to the South of the site; (vii) a local centre; (viii) a new primary school with early years and childcare provision on an education site of at least 2.1 hectares; (ix) at least ten hectares of land to accommodate a secondary school in addition to any necessary contributions; (x) the provision of appropriate community and health facilities; (xi) highway and transport improvements including to the North South Sustainable Transport Corridor, works to Southern Way and Second Avenue corridor, and upgrades to Junction 7 of the M11; (xii) satisfactory utility infrastructure including water, waste water, solid waste, gas, electricity and telecommunications for occupants; and (xiii) bus services and direct pedestrian and cycle links between homes, the facilities that serve them and other key destinations. H. Land allocated in the Water Lane Area (SP4.2) will be brought forward on a phased basis for a comprehensive high quality development to include: (i) a minimum of 2,100 homes up to 2033; (ii) five traveller pitches; (iii) strategic natural greenspace of a sufficient size and quality (as detailed in the relevant Mitigation Strategy for the Epping Forest Special Area of Conservation) to support biodiversity and to avoid placing pressure on existing sites of international and national importance. Such space should include opportunities for walking and cycling, flood mitigation and new Green Belt defensible boundaries as indicated on the map. Proposals will also be required to incorporate avoidance and mitigation measures to address any impacts of development on the Harlow Woods Site of Special Scientific Interest; (iv) a sympathetic design which preserves or enhances Listed Buildings adjacent and within the site, Scheduled Monuments to the North and West and the Conservation Area adjacent and within the site and their settings; (v) a local centre; (vi) except for essential infrastructure and water compatible developments, no built development will be permitted on land within Flood Zone 2 and 3 in the Council's latest Strategic Flood Risk Assessment, including the appropriate allowance for climate change; (vii) a new primary school with early years and childcare provision on an education site of at least 2.5 hectares; (viii) contributions towards new secondary school provision within the Garden Town; (ix) the provision of appropriate community and health facilities; (x) highway and transport improvements including contributions towards Sustainable Transport Corridors; works to Water Lane/A1169 roundabout; A1025/Abercrombie Way signals and traffic calming along the Southern Way corridor; (xi) satisfactory utility infrastructure including water, waste water, solid waste, gas, electricity and telecommunications for occupants; (xii) bus services and direct pedestrian and cycle links between homes, the facilities

East of Harlow

Land allocated at East of Harlow (SP4.3) will be brought forward on a phased basis for a comprehensive high quality development to include: (i) a minimum of 750 homes up to 2033; (ii) five traveller pitches; (iii) strategic green and blue infrastructure comprising natural/semi natural open space, walking and cycling routes, flood mitigation and wildlife space; (iv) a sympathetic design which preserves or enhances Listed Buildings adjacent and within the site, Registered Park and Garden to the West and nearby Scheduled Monuments; (v) except for essential infrastructure and water compatible development, no built development will be permitted on land within Flood Zone 2 and 3 in the Council's latest Strategic Flood Risk Assessment, including appropriate allowance for climate change; (vi) a local centre; (vii) the provision of appropriate community and health facilities including approximately 14 hectares of land for a health and wellbeing hospital campus; (viii) a new primary school with early years and childcare provision on an education site of at least 2.1 hectares; (ix) at least ten hectares of land to accommodate a new secondary school in addition to any necessary contributions; (x) highway and transport improvements to be agreed with the Highway Authority, including linkages into off-road cycle and walking networks; (xi) satisfactory utility infrastructure including water, waste water, solid waste, gas, electricity and telecommunications for occupants; (xii) bus services and direct pedestrian and cycle links between homes, the facilities that serve them and other key destinations; (xiii) integration with the National Cycle Network Route 1; and (xiv) measures to ensure the protection of the functional flood plain and restriction of surface water run-off from the site into Pincey Brook to no more than existing rates and where possible existing volumes. In order to mitigate any increased volumes, discharge rates should either be limited to the 1 in 1 greenfield run-off rate or provide long term storage.

Communications Infrastructure

A. The Council will promote enhanced digital connectivity throughout the District by supporting high speed broadband and telecommunication infrastructure. In particular, major development proposals should demonstrate how high speed broadband infrastructure will be accommodated within the development. B. Applications for telecommunications development (including for prior approval under Part 16 of the General Permitted Development Order, or any other such future Order) will be considered in accordance with national planning policy. The visual impacts of telecommunications proposals should be minimised, particularly on rooftops/roof slopes.

Waste Recycling Facilities in New Development

A. All development which generates waste will be required to make on-site provision for general waste, the separation of recyclable materials and organic material for composting. The on-site provision must: (i) ensure adequate dedicated internal and external storage space to manage the volume of waste arising from the site; (ii) provide accessible and safe access to on-site storage facilities, both for occupiers and collection operatives including vehicles; and (iii) be located and screened to avoid nuisance and adverse impact on visual and other amenity to occupiers and neighbouring uses; and (iv) for mixed use development, suitably separate household and commercial waste. B. Proposals for new flatted residential development will be required to make provision for: (i) adequate storage space within each flat, allowing for separate storage of recyclable materials; and (ii) adequate communal storage for waste, including separate storage for recyclables and organic material for composting pending its collection.

Delivery of Infrastructure

A. New development must be served and supported by appropriate on and off-site infrastructure and services as identified through the Infrastructure Delivery Plan Schedules. B. The delivery of infrastructure either directly or through contributions will be sought where this is necessary to make the development acceptable, is directly related to the development and is fairly and reasonably related in scale to the development. In assessing the need for particular kinds of infrastructure, full regard will be had to the Infrastructure Delivery Plan Schedules. C. Proposals must demonstrate that there is sufficient appropriate infrastructure capacity to support the development or that such capacity will be delivered by the proposed development. Applications must be able to demonstrate that such capacity will prove to be sufficient and sustainable over time both in physical and financial terms. D. Where a proposed development is required to provide and/or contribute towards additional infrastructure capacity to support the growth, measures must be agreed with the Council and the appropriate infrastructure provider. Such measures may include (but are not limited to): (i) financial contributions towards new or expanded facilities and the maintenance thereof; (ii) on-site construction of new provision; (iii) off-site capacity improvement works; and/or (iv) the provision of land. For the purposes of this Policy, a wide definition of infrastructure and infrastructure providers will be applied. E. Infrastructure and services required as a consequence of development and provision for their maintenance, where appropriate, will be sought from developers and secured through planning obligations prior to the issue of planning permission. F. Exceptions to this Policy will only be considered if: (i) it can be demonstrated that the benefit of the development proceeding without full mitigation outweighs the harm; (ii) viability assessment (with supporting evidence), which is transparent and complies with any relevant national or local guidance applicable at the time, demonstrates that full mitigation is not viable to allow the development to proceed; (iii) it can be demonstrated that a full and thorough investigation has been undertaken to find innovative solutions to make the necessary provision and all possible steps have been taken to minimise the residual level of unmitigated impacts; and (iv) obligations are entered into by the developer that provide for appropriate additional mitigation in the event that viability improves prior to completion of the development. G. In negotiating planning obligations, the Council will take into account economic viability. Where relevant, development proposals should be supported by a viability assessment (with supporting evidence), which is transparent and complies with relevant national and local guidance applicable at the time. Where a viability assessment has been submitted the Council will undertake an independent review of that assessment for which the applicant will bear the cost. H. Where viability constraints can be demonstrated by evidence, the Council may consider prioritising contributions in line with the IDP Schedules and phasing developer contributions appropriately. I. Development proposals within the Garden Communities (as identified by Policy SP4) will be expected to contribute collectively, equitably and proportionally towards delivering the identified infrastructure requirements related to each of the sites. J. Developers and landowners must work positively with the Council, other local authorities and 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 published policies and guidance.

Utilities

A. Planning permission will be granted for proposals only where it can be demonstrated that there will be sufficient capacity within the utilities infrastructure to meet the needs of the development. Applicants will be expected to consult with utilities providers to ensure this is the case, and may be required to undertake assessments to demonstrate sufficient capacity. The Council will expect developers and utilities providers to work together to ensure the appropriate provision of required utilities at the right time. B. Large-scale developments may need to be phased to ensure there is sufficient capacity, and that any required upgrades can take place at the right time.

On-Site Management and Reuse of Waste Water and Water Supply

A. The Council will expect planning proposals to set out how they will ensure that there is adequate surface water, foul drainage and treatment capacity to serve their development and demonstrate that it does not impact on the adequacy of existing development in this regard. All proposals for new development will be required to: (i) ensure the separation of surface and foul water systems; and (ii) implement sustainable drainage systems, in line with Policy DM16. B. Where there are capacity concerns regarding the local public sewer network, developers will be required to demonstrate that consultation has taken place with the local sewerage infrastructure provider and that any necessary upgrade can be delivered in advance of the occupation of development or at an agreed point where development is phased. All developers are encouraged to discuss their development proposals with the local sewerage infrastructure provider ahead of the submission of their planning applications. C. The Council will expect new development to connect to mains foul drainage, and will restrict the use of non-mains drainage for foul water disposal, particularly in Groundwater Source Protection Zones, in line with Environment Agency guidance. The location of, and likely impact on, the private water supplies within the District must also be taken into account. Where non-mains drainage is proposed for the disposal of foul water, a foul drainage assessment will be required to ensure the most sustainable drainage option will be implemented. D. All proposals for new development will be required to: (i) ensure that there is adequate water supply infrastructure capacity both on and off-site to serve the development with wholesome water of sufficient quantity, flow rate and pressure, without adversely impacting on existing users; and (ii) make provision for the installation and management of measures for the efficient use of mains water and where possible with direct connection to the mains public water supply.

Rural Sites in the West of the District

A. Proposals for development on allocated sites should accord with the site specific requirements set out in Part Two of this Plan. Employment Sites B. There are no new employment site allocations in the rural Western part of the District. In accordance with Policies SP1 and E1 the following existing sites are designated for employment uses: i) RUR.E5 Land at Hayleys Manor, Epping Upland ii) RUR.E13 Warlies Park House, Horseshoe Hill Traveller sites C. In accordance with Policies SP1 and H4 the following sites are allocated for traveller accommodation: i) RUR.T1 Land at Suns Nursery, Hamlet Hill - two pitches ii) RUR.T2 Land at Ashview, Hamlet Hill – one pitch iii) RUR.T3 Land at James Mead, Waltham Road – four pitches iv) RUR.T5 Land at Stoneshot View – five pitches Infrastructure Requirements D. New development must be served and supported by appropriate on and off-site infrastructure and services. Development should deliver and/or contribute towards the delivery of infrastructure where this is necessary and fairly and reasonably related to the development having full regard to the Infrastructure Delivery Plan Schedule and its wider infrastructure objectives. E. Development proposals in the Western part of the District will be expected to deliver and/or contribute proportionately towards infrastructure items including: i) appropriate education provision including early years, primary school and secondary school places; ii) appropriate provision of health facilities; and iii) enhancements to public transport provision or other initiatives which reduce the need to travel by car. Air Pollution F. The development of sites in the Western part of the District has the potential to produce air pollution that could impact upon air quality in the District, including the Epping Forest. All development proposals will need to demonstrate that they are in accordance with Policy DM2 and Policy DM22 and should have regard the Council's adopted Air Pollution Mitigation Strategy for the Epping Forest. This includes, where necessary, the provision of financial contributions for the purposes of implementing air pollution mitigation initiatives and undertaking air quality monitoring and any necessary future air quality assessments. Flood Risk G. Except for essential infrastructure and water compatible developments, no built development on residential allocations will be permitted on land within Flood Zones 2 and 3 as shown on the Council's latest Strategic Flood Risk Assessment maps, including the appropriate allowance for climate change.

Neighbourhood Planning

A. The Council will support the preparation and production of Neighbourhood Plans. Neighbourhood Plans should: (i) show how they are contributing towards the strategic objectives of the Local Plan and that they are in general conformity with its strategic approach and policies; (ii) clearly set out how they will promote sustainable development at the same level or above that which would be delivered through the Local Plan; and (iii) be supported by evidence on local need for new homes, jobs and facilities.

Monitoring, Local Plan Review and Enforcement

A. The Council will monitor the implementation of the Local Plan policies and infrastructure provision and report the results on an annual basis. B. The Council will deal with the enforcement of planning controls in accordance with the Council's Local Enforcement Plan. C. The Council will complete a review of the Local Plan policies and publish its conclusions at least every five years. Conclusions from the first review will be published no later than five years from the adoption date of the Local Plan. D. The Council will have particular regard to the following factors when reviewing policies within the Local Plan and determining whether or not relevant policies require updating: • the latest Authority Monitoring Report, including reported progress against the requirements for the planned delivery of development and infrastructure; • conformity of policies with national planning policy; • changes to local circumstances (including a change in local housing need); • transport modal shift and the takeup of ultra low emission vehicles; • appeals performance; • significant local, regional or national economic changes; and • progress in plan-making activities by other local authorities. E. Where appropriate, the Council will commence an earlier review of the Local Plan to address significant changes in circumstances. The Council will promptly commence a review of the Local Plan and update relevant policies accordingly if: • the Authority Monitoring Report demonstrates that annual housing delivery is less than 75% of the annualised requirement or the projected completion rate (whichever is the lower) for three consecutive years; or • the Council cannot demonstrate a five-year supply of deliverable housing land against the requirements established through the Local Plan and Housing Implementation Strategy.

North Weald Bassett Masterplan Area

Planning applications for sites NWB.R1, NWB.R2, NWB.R3, NWB.R4, NWB.R5 and NWB.T1 should be accompanied by a Strategic Masterplan for the North Weald Bassett Masterplan Area which demonstrates that the development requirements set out in this Policy have been accommodated and which has been endorsed by the Council. The endorsed Strategic Masterplan will be taken into account as an important material consideration in the determination of any planning applications.

North Weald Bassett Masterplan Area - Strategic Masterplan Requirements

In addition to the requirements set out above, the Strategic Masterplan must make provision for: i) a minimum of 1,050 homes and five traveller pitches; ii) a local centre including, retail, community, and appropriate provision of health facilities; iii) addressing surface water flooding; iv) education provision including early years, primary school and secondary school places; v) adequate levels of public open space to be provided on the site; vi) a Suitable Alternative Natural Greenspace, the location of which will be determined through the Strategic Masterplanning process; vii) preserving or enhancing the special architectural or historic interest of the Grade II Listed Buildings at Bluemans Farm/Tyler's Farmhouse and their settings; viii) new and improved Public Rights of Way and cycle linkages with the surrounding area including East to West connectivity between the two Masterplan Areas; ix) careful design and layout to ensure that where sensitive land uses are proposed near the intermediate High Pressure Gas Pipeline they accord with the requirements set out in the HSE's Land Use Planning Methodology; x) the need to upgrade/widen the existing Vicarage Lane West access in order to ensure a safe access point which has sufficient capacity for the development it serves; xi) the continued protection of those trees benefitting from a Tree Preservation Order, and other identified Veteran Trees; and xii) strengthening of the existing field boundary along the Western edge of the Strategic Masterplan Area to form the defensible boundary to the Green Belt.

North Weald Bassett Masterplan Area - Quality Review Panel and Consultation

The Strategic Masterplan and subsequent applications should be considered and informed by the Quality Review Panel and be subject to public consultation, including in respect of Masterplans, consultation with all those with a development interest in the defined area.

North Weald Airfield Masterplan

Planning applications at North Weald Airfield should be accompanied by a Masterplan for the North Weald Airfield which demonstrates that the development requirements set out in this Policy have been accommodated and which has been endorsed by the Council. The endorsed Strategic Masterplan will be taken into account as an important material consideration in the determination of any planning applications.

North Weald Airfield Masterplan - Strategic Masterplan Requirements

In addition to the requirements set out in parts A-K the Strategic Masterplan must make provision for: i) community uses to the East of the main runway; ii) retention and expansion of aviation uses to the West of the main runway; iii) approximately ten hectares of additional employment land of B2, B8 offices, research and development and light industrial (within Use Class E) uses to the East; iv) a new access from Epping Road to service the West of the site; v) preserving or enhancing the special architectural or historic interest of the Grade II listed Control Tower and its setting; vi) a Suitable Alternative Natural Greenspace, the location of which will be determined through the Strategic Masterplanning process; and vii) new and improved Public Rights of Way and cycle linkages with the surrounding area including East to West connectivity between the two Masterplan Areas.

Rural Sites in the East of the District

A. Proposals for development on allocated sites should accord with the site specific policy requirements set out in Part Two of this Plan. Employment Sites B. In accordance with Policies SP1 and E1 the following existing sites are designated for employment uses: i) RUR.E1 Brickfield House, Thornwood ii) RUR.E2 Land at Kingstons Farm, Matching iii) RUR.E3 Matching Airfield South iv) RUR.E4 Land at London Road, Stanford Rivers v) RUR.E6 Land at Housham Hall Farm, Matching vi) RUR.E7 Land at Searles Farm, Foster Street vii) RUR.E8 Fosters Croft, Foster Street viii) RUR.E9 Horseshoe Farm, London Road ix) RUR.E10 Land at Little Hyde Hall Farm, Sheering x) RUR.E11 Land at Quickbury Farm, Sheering xi) RUR.E12 New House Farm, Little Laver Road xii) RUR.E14 Matching Airfield North xiii) RUR.E15 Land at Rolls Farm Barns, Hastingwood Road xiv) RUR.E18 Land at Dunmow Road, Fyfield xv) RUR.E19B Dorrington Farm (see Policy SP4 and allocation SP4.1) xvi) RUR.E20 Land at Stewarts Farm xvii) RUR.E21 Land at Paslow Hall Farm, King Street, High Ongar xix) RUR.E22 Hastingwood Business Centre, Hastingwood xx) RUR.E23 Hobbs Cross Business Centre, Theydon Garnon xxi) RUR.E24 Land at Holts Farm, Threshers Bush C. In accordance with Policies SP1 and E1 the following site is allocated for offices/ research and development (within Use Class E): i) RUR.E19A – Land adjacent to Dorrington Farm, Rye Hill Road (see Policy SP4 and allocation SP4.1) Traveller sites D. In accordance with Policies SP1 and H4 the following sites are allocated for traveller accommodation: i) RUR.T4 Land at Valley View, Curtis Mill Lane – one pitch ii) RUR.T6 Lakeview, Moreton — in line with its existing use and identified as suitable for intensification commensurate with on-site amenity that allows for children's play and the appropriate storage for vehicles and machinery on-site Infrastructure Requirements E. New development must be served and supported by appropriate on and off-site infrastructure and services. Development should deliver and/or contribute towards the delivery of infrastructure where this is necessary and fairly and reasonably related to the development having full regard to the Infrastructure Delivery Plan Schedule and its wider infrastructure objectives. F. Development proposals in the Eastern rural part of the District will be expected to deliver and/or contribute proportionately towards infrastructure items including: i) appropriate education provision including early years, primary school and secondary school places; ii) appropriate provision of health facilities; and iii) enhancements to public transport provision or other initiatives which reduce the need to travel by car. Air Pollution G. The development of sites in the Eastern part of the District have the potential to produce air pollution that could impact upon air quality in the District, including the Epping Forest. All development proposals will need to demonstrate that they are in accordance with Policy DM2 and Policy DM22 and should have regard to the Council's adopted Air Pollution Mitigation Strategy for the Epping Forest. This includes, where necessary, the provision of financial contributions for the purposes of implementing air pollution mitigation initiatives and undertaking air quality monitoring and any necessary future air quality assessments. Flood Risk H. Except for essential infrastructure and water compatible developments, no built development on residential allocations will be permitted on land within Flood Zones 2 and 3 as shown on the Council's latest Strategic Flood Risk Assessment maps, including the appropriate allowance for climate change.

Ongar

A. Proposals for development on allocated sites should accord with the site specific policy requirements set out in Part Two of this Plan. Residential Sites B. In accordance with Policy SP1 the following sites are allocated for residential development: i) ONG.R1 Land West of Ongar – approximately 99 homes ii) ONG.R2 Land at Bowes Field – approximately 135 homes iii) ONG.R3 Land at Fyfield Road – approximately 27 homes iv) ONG.R4 Land North of Chelmsford Road – approximately 163 homes v) ONG.R5 Land at Greensted Road – approximately 107 homes vi) ONG.R6 Land between Stanford Rivers Road and Brentwood Road – approximately 33 homes vii) ONG.R7 Land South of Hunters Chase and West of Brentwood Road – approximately 17 homes viii) ONG.R8 The Stag Pub – approximately nine homes Employment Sites C. In accordance with Policies SP1 and E1 the following existing site is designated for employment use: i) ONG.E1 Essex Technology and Innovation Centre Infrastructure Requirements D. New development must be served and supported by appropriate on and off-site infrastructure and services. Development should deliver and/or contribute towards the delivery of infrastructure where this is necessary and fairly and reasonably related to the development having full regard to the Infrastructure Delivery Plan Schedule and its wider infrastructure objectives. E. Development proposals in Ongar will be expected to deliver and/or contribute proportionately towards infrastructure items as required, including: i) education provision including early years, primary school and secondary school places; ii) provision of health facilities; iii) provision of walking and cycling facilities and linkages both within the site and to key destinations; iv) enhancements to public transport provision or other initiatives which reduce the need to travel by car; v) highways and junction upgrades; vi) upgrade and improvement of utility infrastructure including water, waste water, solid waste, gas, electricity and telecommunications where necessary; and vii) improvements and provision of green and blue infrastructure assets including open space. District Centre Uses F. In accordance with Policy E2, in Ongar District Centre, at least 50% of the ground floor Primary Commerical, Business, and Service Frontage and at least 45% of the ground floor Secondary Commercial, Business, and Service Frontage will be maintained in Use Class E uses. Air Pollution G. The development of sites within Ongar has the potential to produce air pollution that could impact upon air quality in the District, including the Epping Forest. All development proposals will need to demonstrate that they are in accordance with Policy DM2 and Policy DM22 and should have regard to the Council's adopted Air Pollution Mitigation Strategy for the Epping Forest. This includes, where necessary, the provision of financial contributions for the purposes of implementing air pollution mitigation initiatives and undertaking air quality monitoring and any necessary future air quality assessments.

North Weald Bassett

A. Proposals for development on allocated sites should accord with the site specific requirements set out in this Policy. Residential Sites B. In accordance with Policy SP1 the following sites are allocated for residential development: i) NWB.R1 Land West of Tylers Green, NWB.R2 Land at Tylers Farm, NWB.R3 Land South of Vicarage Lane, NWB.R4 Land at Chase Farm and NWB.R5 Land at The Acorns, Chase Farm – a minimum of 1,050 homes. Employment Sites C. In accordance with Policies SP1 and E1 the following existing sites are designated for employment uses: i) NWB.E1 New House Farm, Vicarage Lane ii) NWB.E2 Tylers Green Industrial Estate iii) NWB.E3 Weald Hall Farm and Commercial Centre iv) NWB.E4B Bassett Business Park and Merlin Way Industrial Estate D. In accordance with Policies SP1 and E1 the following site is allocated for B2/B8 Use Class/ offices, research and development and light industrial (within Use Class E) employment uses: i) NWB.E4A North Weald Airfield Traveller Sites E. In accordance with Policies SP1 and H4 the following site is allocated for traveller accommodation: i) NWB.T1 Land West of Tylers Green – five pitches Sustainable Transport Choices F. In accordance with Policy T1, all development proposals must demonstrate how they will respond to the need to make provision for, and improve and promote use of existing cycling and walking networks and access to passenger transport services. The Strategic Masterplans for North Weald Bassett and North Weald Airfield must incorporate measures to promote and encourage the use of sustainable methods of transportation and provide viable alternatives to private car use. Such measures are to be planned in consultation with Essex County Council (and relevant passenger transport providers) through the production of the Strategic Masterplans. The measures should provide for, and encourage, more sustainable travel patterns by contributing toward integrated walking and cycling, and public transport connectivity to the wider areas, including Epping and Harlow. The proposed measures need to be underpinned by feasibility evidence that demonstrates the delivery of modal shift away from single occupancy private car use by way of sustainable travel measures. Infrastructure Requirements G. New development must be served and supported by appropriate on and off-site infrastructure and services. Development should deliver and/or contribute towards the delivery of infrastructure where this is necessary and fairly and reasonably related to the development having full regard to the Infrastructure Delivery Plan Schedule and its wider infrastructure objectives. H. Development proposals in North Weald Bassett will be expected to deliver and/or contribute proportionately towards infrastructure items as required, including: i) appropriate education provision including early years, primary school and secondary school places; ii) appropriate provision of health facilities; iii) the provision of walking and cycling facilities, providing linkages both within the site and to key destinations; iv) enhancements to public transport provision or other initiatives which reduce the need to travel by car; v) highways and junction upgrades; vi) upgrade and improvement of utility infrastructure including water, waste water, solid waste, gas, electricity and telecommunications where necessary; and vii) improvements and provision of green and blue infrastructure and open space throughout the settlement. Air Pollution I. The development of sites within North Weald Bassett has the potential to produce air pollution that could impact upon air quality in the District, including the Epping Forest. All development proposals will need to demonstrate that they are in accordance with Policy DM2 and Policy DM22 and should have regard to the Council's adopted Air Pollution Mitigation Strategy for the Epping Forest. This includes, where necessary, the provision of financial contributions for the purposes of implementing air pollution mitigation initiatives and undertaking air quality monitoring and any necessary future air quality assessments. Recreational Pressure J. Developments within North Weald Bassett which w

North Weald Airfield Masterplan - Quality Review Panel and Consultation

The Strategic Masterplan and subsequent applications should be considered and informed by the Quality Review Panel and be subject to public consultation, including in respect of Masterplans, consultation with all those with a development interest in the defined area.

Development & Delivery of Garden Communities in the Harlow and Gilston Garden Town

A. The following three Garden Communities are planned in the Harlow and Gilston Garden Town within Epping Forest District: (i) Latton Priory; (ii) Water Lane Area; and (iii) East of Harlow B. Development within the Garden Communities will be holistically and comprehensively planned with a distinct identity that responds directly to its context and is of sufficient scale to incorporate a range of homes, employment, education and community facilities, greenspace and other uses to enable residents to meet the majority of their day-to-day needs. Delivery of each new Garden Community will be phased and underpinned by a comprehensive package of infrastructure as set out within the Infrastructure Delivery Plan Schedules. C. The design, development and phased delivery of each Garden Community must accord with the following principles: (i) The public sector will work pro-actively and collaboratively with the private sector to design, and bring forward the Garden Communities to: (a) secure a high quality of place shaping; (b) ensure the timely delivery of both the on-site and off-site infrastructure required to address the impact of these new communities; and (c) provide and fund a mechanism for future stewardship, management, maintenance and renewal of community infrastructure and assets; (ii) Community and stakeholder empowerment will be embedded in the design and delivery of each Garden Community from the outset and include a long term community engagement strategy; (iii) Inclusion of opportunities for community-led housing development and a requirement to deliver a mixture of tenures for new dwellings; (iv) Agreeing appropriate and sustainable long term governance and stewardship arrangements for community assets including heritage assets, greenspace, the public realm areas and community and other relevant facilities prior to the determination of outline planning applications. Such arrangements will be funded by the development and include community representation to ensure residents have a stake in long term development, stewardship and management of their community; (v) A Strategic Masterplan will be developed for each of the Garden Communities setting out the key development, design and delivery principles and to guide proposals. Planning applications and any other consenting mechanisms for the Garden Communities should be accompanied by Strategic Masterplans which demonstrate that the development requirements set out in the Policy have been accommodated and which have been endorsed by the Council and where appropriate Harlow District Council. Endorsed Strategic Masterplans will be taken into account as an important materal consideration in the determination of any planning applications; (vi) Be consistent with and adhere to any relevant Design Code(s) which has been approved by Epping Forest District Council and where appropriate Harlow District Council; (vii) Strategic Masterplans and subsequent applications should be considered and informed by the Quality Review Panel for the Harlow and Gilston Garden Town and be subject to public consultation, including in respect of Masterplans, consultation with all those with a development interest in the defined area; (viii) Promotion and execution of the highest quality of planning, design and management of the built and public realm so that the Garden Communities are characterised as distinctive places that capitalise on local assets and establish environments that promote health, happiness and well being. Proposals should have regard to the Harlow and Gilston Garden Town Vision and Design Guide, and have regard to the original guiding principles established by Sir Frederick Gibberd's Masterplan for Harlow, including the Green Wedge Network; (ix) Ensure that on-site and off-site infrastructure is provided in a timely manner, subject to viability considerations, ahead of or in tandem with the development it supports to mitigate any impacts, meet the needs of residents and establish sustainable travel patterns; (x) Provide for balanced and inclusive communities through a mix of homes of different sizes, tenures and types. Provision should be made for self and custom-built homes and the needs of an ageing population; (xi) Provide and promote appropriate opportunities for small-scale employment generating uses; (xii) Ensure the provision of integrated and sustainable transport systems for Harlow and Gilston Garden Town that put walking, cycling and public transport networks and connections at the heart of growth in the area, to create a step change in modal shift through providing for, encouraging and actively promoting more sustainable travel patterns; (xiii) Contribute to the delivery of the Sustainable Transport Corridors and the establishment of an integrated, accessible and safe transport system which maximises the use of the sustainable transport modes of walking, cycling and public/community transport, and reduces single occupancy car use, in order to improve air quality, reduce emissions and promote healthy lifestyles. Development must provide high quality, safe and direct walking and cycling routes and linkages to and from Harlow which give priority over vehicular traffic; (xiv) Create sociable, vibrant, healthy and walkable neighbourhoods with access for all to local employment opportunities, a range of community services and facilities including health, education, retail, culture, community meeting spaces, multi-functional open space, the Green Wedge Network, sports and leisure facilities and to high quality digital infrastructure; (xv) Develop and comply with specific Garden Town parking approaches and standards recognising that car ownership will need to be accommodated without impacting on the quality of place, and sustainable transport objectives whilst making the best use of land; (xvi) Create distinctive environments which relate to the surrounding area, take full account of topography and landform, protect or enhance the natural and historic landscapes and systems and wider historic environment, provide a multi-functional green and blue infrastructure network to support habitat protection, improve biodiversity, and connect to existing corridors and networks; (xvii) Develop a positive and coordinated approach towards the conservation and enhancement of heritage assets and their settings in accordance with national policy; (xviii) Integrate a sustainable approach to design and construction that secures net gains in biodiversity and the highest standards of energy efficiency and innovation in technology; (xix) Ensure that appropriate measures are put in place to equalise and apportion the cost of shared infrastructure and associated land contrib

Centre Hierarchy/Retail Policy

A. The following Town and District Centre hierarchy applies in the District: (i) Town Centres: • Epping • Loughton High Road (ii) District Centres: • Waltham Abbey • Loughton Broadway • Ongar • Buckhurst Hill B. Proposals within defined Town and District Centres for retail, leisure, entertainment, offices, arts and culture, tourism and other main town centre uses, as defined by national planning policy, will be supported. C. Within defined Primary Commercial, Business, and Service Frontages, ground floor units will be maintained in Use Class E uses in accordance with Policies P1 to P5. Proposals that will not result in a reduction in the specified percentage of Use Class E uses will be permitted for other main town centre uses where this will support the function, vitality or viability of the Town or District Centre and maintain an active daytime frontage. D. Within defined Secondary Commercial, Business, and Service Frontages, ground floor units will be maintained in Use Class E uses in accordance with Policies P1 to P5. A wider range of main town centre uses may be acceptable where it can be demonstrated that they will maintain the diversity, viability and vitality of the Town or District Centre. Proposals for non Use Class E uses within Secondary Commercial, Business, and Service Frontages must include active frontages, attract a high footfall consistent with other main town centre uses and positively contribute to the function of the Town or District Centre. E. The scale and type of any development proposals should be proportionate to the position of the relevant centre in the hierarchy. F. The Council will not permit the change of use of shops as identified within Use Class F2, unless it can be demonstrated that: (i) there is no demand for the shop; or (ii) a shop of comparable nature will be provided in the locality; or (iii) the new use would meet an identified need for community facilities or services. G. Out of Centre development (i) All proposals for main town centre uses outside of defined Town and District Centres, including edge of centre or out of centre development, will be subject to sequential testing as required by national planning policy and will only be permitted where: • there is a demonstrable need for the development; • the proposal satisfies the sequential test; • the proposal would not put at risk or harm proposals to safeguard the vitality and viability of any nearby Town and District Centre; and • the development would be readily accessible, or will be made so, by a range of transport options, including public transport, cycle and foot. H. Relevant planning applications for main town centre uses outside of defined Town and District Centres will be required to undertake and provide an impact assessment in accordance with national planning policy.

The Visitor Economy

A. Opportunities for the sustainable development of the visitor economy will be supported where they are of a scale, type and appearance appropriate to the locality and provide local economic benefits, through the following: (i) support for the development of high quality visitor accommodation, in particular accommodation linked to outdoor sport and activity hubs in the Lee Valley Regional Park, and visitor accommodation of an appropriate scale and type that makes use of existing buildings and strengthens existing rural leisure businesses; (ii) support for the upgrading of existing visitor attractions, visitor centres and development of appropriate new ones; (iii) support the retention and improvement of existing visitor accommodation and venues unless there is proof that there is no market interest in rental or acquisition and that investment to allow continued profitable operation of the business is not viable; (iv) encourage sustainable tourism in rural areas. This will include better linkages between the settlements and rural surroundings; and opportunities for the enjoyment of the Lee Valley Regional Park and the Epping Forest. Any proposal will need to ensure, where appropriate, that these sites are protected in accordance with the Habitat Regulations. Proposals will also need to respond to the importance of conserving and enhancing the cultural heritage of the area; (v) support a year-round visitor economy whilst ensuring the facility remains for visitor use; (vi) support and encourage the improvement of sustainable and active transport opportunities for visitors in order to minimise increases in traffic and the affects it will have on the highway network and air quality; and (vii) encourage local food and produce related and appropriate tourism development that supports rural business and farm diversification.

Epping - Sustainable Transport Choices, Infrastructure Requirements, Town Centre Uses, Air Pollution, Recreational Pressure, Flood Risk and South Epping Masterplan Area

D. In accordance with Policy T1, all development proposals must demonstrate how opportunities to access jobs, services, education and leisure faciltities by means other than the car have been addressed, both within Epping and to the Harlow and Gilston Garden Town. This includes the need to make provision for, improve, enhance and promote use of existing, cycling and walking networks and access to passenger transport services. E. New development must be served and supported by appropriate on and off-site infrastructure and services. Development should deliver and/or contribute towards the delivery of infrastructure where this is necessary and fairly and reasonably related to the development having full regard to the Infrastructure Delivery Plan Schedule and its wider infrastructure objectives. F. Development proposals in Epping will be expected to deliver and/or contribute proportionately towards infrastructure items as required, including: i) education provision including early years, primary school and secondary school places; ii) provision of health facilities; iii) provision of walking and cycling facilities and linkages both within the site and to key destinations; iv) enhancements to public transport provision or other initiatives which reduce the need to travel by car; v) highways and junction upgrades; vi) upgrade and improvement of utility infrastructure including water, waste water, solid waste, gas, electricity and telecommunications; and vii) improvements and provision of green and blue infrastructure assets including open space. G. A new leisure centre will be provided in Epping to replace the facility currently located at site EPP.R5. H. In accordance with Policy E2, in Epping Town Centre, at least 70% of the ground floor Primary Commercial, Business and Service Frontage and at least 20% of the ground floor Secondary Commercial, Business and Service Frontage will be maintained in Use Class E uses. I. The development of sites within Epping has the potential to produce air pollution that could impact upon air quality in the District, including the Epping Forest. All development proposals will need to demonstrate that they are in accordance with Policy DM2 and Policy DM22 and should have regard to the Council's adopted Air Pollution Mitigation Strategy for the Epping Forest. This includes, where necessary, the provision of financial contributions for the purposes of implementing air pollution mitigation initiatives and undertaking air quality monitoring and any necessary future air quality assessments. J. Developments within Epping which would result in a net increase in dwellings have the potential to result in recreational pressure on the Epping Forest Special Area of Conservation. All such developments will need to demonstrate that they are in accordance with Policy DM2. This includes, where necessary, the provision of financial contributions towards mitigation and monitoring measures. K. Except for essential infrastructure and water compatible developments, no built development on residential allocations will be permitted on land within Flood Zones 2 and 3 as shown on the Council's latest Strategic Flood Risk Assessment maps, including the appropriate allowance for climate change. L. Planning applications for sites EPP.R1 and EPP.R2 should be accompanied by a Strategic Masterplan for the South Epping Masterplan Area which demonstrates that the development requirements set out in this Policy have been accommodated and which has been endorsed by the Council. The endorsed Strategic Masterplan will be taken into account as an important material consideration in the determination of any planning applications. M. In addition to the requirements set out above, the Strategic Masterplan must make provision for: i) a minimum of 450 homes; ii) appropriate community and health facilities, employment and retail uses; iii) a new primary school; iv) provision or enhancement of walking and cycling facilities, Public Rights of Way and linkages both within the site, over the railway line, the footbridge over the M25, and to key destinations including Epping London Underground Station and the Town Centre; v) vehicular access/egress which provides safe access to the local highway network, does not impact on its safe and efficient operation, does not result in the loss of important boundary trees and/or hedgerows, or cause material harm to the living conditions of adjoining residents as a result of noise, light pollution or privacy; vi) preserving or enhancing the setting of the Grade II listed Gardners Farm and Grade II listed farm buildings; vii) minimising the impact upon the Biodiversity Action Plan Priority Habitat within the site and nearby Local Wildlife Site; viii) incorporation of an appropriate buffer to protect the amenity of future residents with regards to noise and air quality from the M25 and an appropriate buffer from the High Voltage Transmission Cables and land impacted by the BPA Oil Pipeline constraints; ix) the sloping topography of the site by incorporating sensitive design responses to the level changes and by ensuring a positive relationship is established between the new development, the town and the wider landscape; x) the continued protection of those trees benefitting from a Tree Preservation Order and other identified Veteran Trees; xi) land to the South of the indicative 'build-to' line in EPP.R2 within the Masterplan Area must be retained for public open space or for other appropriate uses as agreed through the masterplanning process; xii) the strengthening and/or creation of new Green Belt boundaries to the East and West of the site; xiii) the integration, retention and improvements to the existing watercourse; xiv) adequate levels of high quality public open space, including the retention or reprovision of Brook Road Informal Recreation Ground; and xv) a Suitable Alternative Natural Greenspace. N. The Strategic Masterplan and subsequent applications should be considered and informed by the Quality Review Panel and be subject to public consultation, including in respect of Masterplans, consultation with all those with a development interest in the defined area. O. The Strategic Masterplan must incorporate measures to promote and encourage the use of sustainable methods of transportation and provide viable alternatives to single occupancy private car use including car clubs/car sharing or pooling arrangements. Such measures are to be planned in consultation with Essex County Council (and relevant passenger transport providers). The proposed measures should be underpinned by feasibility evidence that comprehensively demonstrates the delivery of modal shift by way of sustainable travel measures.

Sustainable Transport Choices

A. The Council will work in partnership with relevant stakeholders to promote a safe, efficient and convenient transport system which will: (i) build on the District's strategic location, through improvements to strategic road and rail connections and other public transport networks to the wider area; (ii) promote transport choice, through improvements to public transport services and supporting infrastructure, and providing coherent, safe, attractive and direct cycling and walking networks to create a genuine alternative to private vehicles and facilitate a modal shift; (iii) provide opportunities to improve access to the two Town and four District Centres and railway and London Underground stations by all modes of transport and ensure good integration between transport modes; (iv) manage congestion and maintain consistency in journey times; (v) promote and improve safety, security and healthy lifestyles; and (vi) improve the efficiency of the local highway network. B. Development should minimise the need to travel, promote opportunities for sustainable transport modes, improve accessibility to services and support the transition to a low carbon future. C. Development proposals that are likely to generate significant amounts of vehicle movements must be supported by a Transport Statement or Transport Assessment and will normally be required to provide a Travel Plan. Development proposals which are likely to generate a significant number of Heavy Goods Vehicle movements will be required to demonstrate by way of a Routing Management Plan that no severe impacts are caused to the efficient and safe operation of the road network and no material harm is caused to the living conditions of residents. D. Development will, where appropriate, ensure that transport infrastructure will be of a high quality, sustainable in design, construction and layout, and offer maximum flexibility in the choice of travel modes, including walking and cycling, and provide easy access for all potential users. E. Development will be permitted where it can be demonstrated, where appropriate, that it: (i) does not result in a cumulative severe impact on the operation of, or accessibility to, the local or strategic highway networks or compromise highway safety; (ii) mitigates impacts on the local or strategic highway networks and London Underground station infrastructure within the District, arising from the development itself or the cumulative effects of development, through the provision of, or contributions towards, necessary transport improvements, including those secured by legal agreement, subject to viability considerations; (iii) protects and, where appropriate, enhances access to and the use of Public Rights of Way; (iv) provides appropriate parking and servicing provision, in terms of amount, design and layout and cycle storage arrangements, has regard to adopted Parking Standards. Mitigates any impact on on-street parking provision within the locality, and in the case of new non-residential development, has regard to the Council's electric vehicle charging strategy when it is adopted. Reduced parking, including car free, development in sustainable locations will be supported; and (v) provides a co-ordinated and comprehensive approach with layouts that are compatible for all potential users in terms of their safety, suitability, convenience and attractiveness, which do not prejudice the future provision of transport infrastructure on and through adjoining sites, and integrates with existing transport networks.

Safeguarding of Routes and Facilities

A. Land will be safeguarded for the delivery of the Sustainable Transport Corridors as part of the development of the Harlow and Gilston Garden Town as identified indicatively on the Policies Map. Development proposals and Strategic Masterplans will be required to safeguard land accordingly. B. Land required for proposed transport schemes or accessibility improvements as identified in the Local Plan, or in Plans and Programmes including Essex County Council's Highways and Transport Investment Programmes, the National Highways Route Investment Strategies, Network Rail Investment Strategies and Transport for London Investment Strategies will be protected from other developments which would prevent their proper implementation. C. Local filling stations and vehicle repair facilities will be protected from redevelopment for alternative uses unless it can be demonstrated through evidence, that the authorised use on site is no longer viable and that the site has been effectively marketed at a value which is comparable to the local market for its authorised use(s).