Planning in Rochford

Playing Pitches

The Council supports the provision of playing pitches within accessible Green Belt locations, having regard to the advice of Sport England and the impact on the openness and character of the Green Belt. The loss of existing playing pitches will also be resisted, as appropriate, having regard to the advice of Sport England. The provision of playing pitches within the Green Belt will be guided by the Council's development management.

Primary Education, Early Years and Childcare Facilities

Increased primary school years and childcare provision will be delivered, where necessary, in partnership with Essex Country Council and developers, and guided by the Council's development management. The Council will seek planning obligations and standard charges from developers to aid the implementation of required educational facilities. The Council has engaged with Essex County Council throughout the Core Strategy production process to ensure emerging policies are deliverable. Land will be allocated through the Allocations Development Plan Document and the Council will work with Essex County Council and developers, as necessary, to ensure the delivery of facilities in the identified locations.

Secondary Education

Additional land for the expansion of school sites (for example the King Edmund School) may be identified within the Allocations Development Plan Document. Secondary school expansion will be delivered in partnership with Essex Country Council and developers, and guided by the Council's development management. Planning obligations and standard charges will be used to deliver the requisite educational provision. Land will be allocated through the Allocations Development Plan Document for the expansion of King Edmund School. The Council will work with Essex Country Council and individual schools themselves, as necessary, to ensure the delivery and expansion of facilities in the identified locations. The Council will seek planning obligations and standard charges from developers to aid the increase in capacities of Fitzwimarc and Sweyne Park schools, and other secondary schools as required.

Healthcare

Developers will be required to work with the Council, the Primary Care Trust, or other relevant organisation, and other stakeholders to address any deficiencies identified by a Health Impact Assessment. New healthcare facilities will be delivered in partnership with the South East Essex Primary Care Trust, or other relevant organisation, and their implementation guided by the Council's development management. The Council and developers, will use contributions from developers, through standard charges to provide healthcare facilities where necessary. The Council will work with the Primary Care Trust, or other relevant organisation, to identify appropriate locations and aid the delivery of additional healthcare facilities. The Council will require Health Impact Assessments to ensure that developments over 50 dwellings meet additional healthcare needs prior to implementation of development, as appropriate. The Council will support improvements to existing healthcare facilities.

Community Facilities

Additional community facilities will be delivered by working in partnership with service providers, including the voluntary sector, and developers. Planning obligations and standard charges will be used to finance the implementation of community facilities. New community facilities will be required as part of proposals for new developments, where a need has been identified. The Council will seek planning obligations for their provision alongside new development as necessary. Existing community facilities will be protected through the development management process.

Play Space

The Council will deliver additional play space where required, in conjunction with developers of new residential sites. The Council will use planning contributions from developers to implement play space where necessary. New play space will be required as part of proposals for new developments, where a need has been identified. Existing play space will be protected through the development management process. The Council will seek standard charges for their provision alongside new development as necessary.

Youth Facilities

The Council will work with partners, including within the voluntary sector, and developers to ensure the delivery of appropriate facilities. The Council will use planning contributions from developers to implement youth facilities where necessary. The Council will seek standard charges to aid the provision of additional youth facilities alongside new development, where a need has been identified, as necessary. The Council will engage with young people through existing community groups and schools to ascertain their needs. Developers will be required to take into account the views of young people in designing youth facilities, and this will be regulated through the development management process.

Leisure Facilities

The Council will use contributions from developers, through standard charges to provide leisure facilities where necessary. The Council will work with its partners to ensure that leisure facilities are maintained and enhanced, and will seek contributions, as appropriate, to enhance the leisure offer within the District. Schools will also be encouraged to make their leisure facilities available for public use.

Playing Pitches

The Council will take a positive approach to the provision of playing pitches within the District. Green Belt locations for additional playing pitches will be considered appropriate in the following circumstances: • There is a need for additional playing pitches in the area which cannot be met by available sites outside of the Green Belt. • The site is in an accessible location on the edge of a settlement • The impact on the openness of the Green Belt is minimised through the provision of pitches being on a small-scale and any essential accompanying facilities to be developed at the minimum necessary size having regard to guidance from Sport England. • The finished site will be level, free-draining and of a sufficient size to accommodate the proposed uses, as stipulated in Sport England guidance. • There is no undue impact on residential amenity or highway safety and efficiency. In addition, the Council will resist the loss of existing playing pitches unless the replacement of such pitches by an equal or better provision in an appropriate location can be secured, or it can be clearly demonstrated that the site is not viable for use as a playing pitch.

Primary Education, Early Years and Childcare Facilities

The Council will allocate at least 1.1 hectares of land within the new residential areas of both Rayleigh and West Rochford, arising from the allocation of land in the general areas indicated in Policy H2, for new single-form entry primary schools with early years and childcare facilities. In addition, the Council will seek to incorporate a new early years and childcare facility into any redevelopment of the centre of Hockley. The Council will work with Essex County Council and developers to ensure that new primary schools with early years and childcare facilities are developed in a timely manner and well related to residential development. The new schools will be of a flexible design that allows it to adapt to future supply/demand issues. In conjunction with Essex County Council, the Council will carefully monitor the supply and demand of primary school places, as well as early years and childcare facilities. Developer contributions will be sought to increase the capacities of existing primary schools where required. Standard charges will be applied as per Policy CLT1.

Secondary Education

As part of new development coming forward in Ashingdon, the Council will require that 3 hectares of land be reserved for the expansion of King Edmund School. In addition, new development in East Ashingdon will incorporate a new, improved access to King Edmund School. The Council will work with Essex County Council and the individual schools themselves to achieve the necessary expansion of Fitzwimarc and Sweyne Park schools. Developer contributions will be required for this purpose where appropriate. Standard Charges will be applied as per Policy CLT1. In conjunction with Essex County Council, the Council will carefully monitor the supply and demand of secondary school places. Standard Charges will be applied as per Policy CLT1 to increase the capacities of existing secondary schools where required. Standard Charges will be applied to mitigate the cost of transporting pupils from new residential developments in settlements without a secondary school to an appropriate secondary school, as per Policy CLT1.

Healthcare

The Council will take the following actions to ensure that healthcare needs are met: • Assist the Primary Care Trust, or other relevant organisation, in identifying sites for additional healthcare facilities in the District which are well related to the District's population and in accessible locations, and aid their implementation. • Require new residential developments over 50 dwellings and non-residential developments over 1000 square metres to be accompanied by a Health Impact Assessment and an assessment of their impact on healthcare facilities. Where significant impacts are identified, developers will be required to address negative effects prior to the implementation of development. • Take a positive approach towards proposals for the renovation or replacement of healthcare facilities that become outdated.

Open Space

New public open space will be required to accompany additional residential development, having regard to local current and projected future need. Standard Charges may be applied to developments as necessary. In particular the Council will seek the incorporation of a significant amount of public open space to accompany new, and be integrated with existing, residential development in the west of Rayleigh. Provision of public conveniences and public art within public open spaces will be encouraged. Furthermore, the following existing uses will usually be protected, whether in public or private ownership: • Parks; • Amenity areas; • Allotments; • Playing pitches; and • Any other form of open space that has a high townscape value or is intrinsic to the character of the area. New forms of the above will be promoted.

Community Facilities

Community facilities will be safeguarded from development that will undermine their important role within the community. New community facilities will be promoted in new and existing residential areas where a need is shown. The Council may require such facilities to be accommodated within new residential development schemes. Standard Charges may be applied as necessary in order to facilitate the delivery and enhancement of community facilities, as per Policy CLT1.

Play Space

New residential developments will incorporate appropriate communal play space which complies with the Council's Play Strategy, is accessible and subject to natural surveillance. Play space within developments should be maintained by an appropriate management company. The Council will usually protect existing play spaces and enhance them through the provision of additional fixed play equipment. Standard Charges will be applied to secure play space enhancements as per Policy CLT1.

Youth Facilities

The Council will encourage the provision of additional facilities for young people within appropriate locations where a need has been identified and which are accessible by a range of transport options. Such facilities should be appropriate to the target age-group, should be well managed and flexible to meet changing needs. Any development of youth facilities will be required to show that the views of young people have been incorporated into the development. Standard Charges will be applied to aid the delivery of youth facilities, as per Policy CLT1.

Leisure Facilities

The Council will work with its partners to ensure that leisure facilities across the District are maintained and enhanced. In particular, the Council will seek to enhance recreational opportunities at Rayleigh Leisure Centre. The Council will also look to make the best use of existing facilities in the District by encouraging those such as within school premises to be made accessible to all.

Design

The design of developments will be guided by the Council's development management. Developers will be expected to utilise, where relevant, the following as guidance for good design: Supplementary Planning Documents; Village Design Statements; the Essex Design Guide; and the Urban Place Supplement. The Council will work with developers at the pre-application stage to ensure that developments reflect the identity of individual settlement and promote good design.

Design

The Council will promote good, high quality design that has regard to local flavour through the use of the adopted Supplementary Planning Documents and the positive contribution of Village Design Statements. The Essex Design Guide and Urban Place Supplement SPDs will help provide guidance without being overly prescriptive. Developers of large residential schemes will be required to produce and adhere to design briefs, which reflect the local characteristics and distinctiveness of the development area.

BREEAM

The Council will require new non-residential buildings, as a minimum, to meet the BREEAM rating of 'Very Good', unless such requirements would render a particular development economically unviable. In cases where it is considered appropriate to relax the requirement to meet the BREEAM rating of 'Very Good' due to viability issues, the Council will still expect development to meet as high a BREEAM rating as is economically viable. The Eco-Enterprise Centre proposed for the District will meet the 'Excellent' rating.

Employment Growth

The Council supports the development of numerous projects which seek to achieve sustainable economic growth where high value skills enhancement meets local employment opportunities. The Council support the delivery of priorities in the Economic Development Strategy which is updated regularly to reflect the local economic climate and local sustainable economic growth and increase local employment opportunities such as the enhancement of the District's commercial centres, the development of a skills training academy; and the enhancement of London Southend Airport.

Southend Airport London

The Council will produce a Joint Area Action Plan in conjunction with Southend Borough Council that will set out how the Council will ensure that London Southend Airport's economic potential is realised in a manner that balances environmental and social considerations. Stakeholders will be engaged with as part of the Joint Area Action Plan. The Council will work closely with key partners and stakeholders to ensure the delivery of the Joint Area Action Plan for London Southend Airport and environs.

Existing Employment Land

Existing employment allocations will be protected from inappropriate development which would undermine their function in providing job opportunities through the management of development. Existing employment land which is well used, sustainable and strategically located will be protected through the development management process. Identified "bad neighbour" industrial estates will be allocated for alternative residential uses through the Allocations Development Plan Document. The Council will work with landowners, developers, business representatives and other stakeholders to ensure this is delivered.

Future Employment Allocations

The Council will allocate future employment land through the Allocations Development Plan Document. The Council will work with landowners, developers, business representatives and other stakeholders (including infrastructure providers) to ensure the successful delivery of employment development. Alternative employment land will be allocated through the Allocations Development Plan Document. The Council will work with landowners, developers, business representatives and other stakeholders to ensure this is delivered and that displaced businesses are suitably relocated. A feasibility study will be carried out for the Eco-Enterprise Centre. A site within the new business park to the north of London Southend Airport will be allocated for the Eco-Enterprise Centre. The Council will secure public funding which in turn will be used to lever private sector investment. In terms of delivering services on an ongoing basis, the Council will work in partnership with other key stakeholders and partners whose remit is to support and develop businesses in the District.

Employment Growth

The Council will encourage development that enables the economy to diversify and modernise through the growth of existing businesses and the creation of new enterprises providing high value employment, having regard to environmental issues and residential amenity. The Local Planning Authority supports the Economic Development Strategy, and will ensure that planning enables the spatial aspects of the Economic Development Strategy to be delivered. The Council will support: • the development of Cherry Orchard Jubilee County Park; • the development of Wallasea Island Wild Coast Project; • the enhancement of the District's commercial centres; • the development of an Eco-Enterprise Centre; • the development of a skills training academy; • the enhancement of London Southend Airport; • the development and growth of the voluntary sector; • the development and growth of home-working; and • the protection and enhancement of the role of small and medium sized businesses. The economic potential of the District's town centres, as well as social and environmental enhancements, will be realised through the development and implementation of Area Action Plans for Rochford, Rayleigh and Hockley. An Eco-Enterprise Centre will be accommodated within an employment allocation which will support the growth and prosperity of new businesses at the beginning of their lifecycle. The development of a skills training academy to enhance the skills base within the District and match local skills with locally available employment opportunities will be supported.

London Southend Airport

The Council will support the development potential of London Southend Airport as a catalyst for economic growth and employment generation. The Council will work with Southend on Sea Borough Council to prepare a Joint Area Action Plan for London Southend Airport and environs and will work with partners to see the airport's economic potential realised, whilst having regard to local amenity and environmental issues. The Joint Area Action Plan will enable the Council to regulate the operation of the airport through balancing noise and environmental issues with residential amenity. The Council will support the development of a skills training academy around the airport to provide training to increase and enhance aviation-related skills in the local area and to meet local employment needs. Expansion of employment land to the north of the airport for the development of non aviation-related industries will be supported to increase local employment opportunities within the District.

Existing Employment Land

Existing employment sites which are well used and sustainable will be protected from uses that would undermine their role as employment generators. The Council will protect existing employment land within the District, but will reallocate land at Star Lane Industrial Estate, Eldon Way/Foundry Industrial Estate, Stambridge Mills and Rawreth Industrial Estate for appropriate alternative uses. Such uses may include a proportion of employment uses. Land capable of accommodating the businesses and industries that currently occupy these sites but which would not be appropriate to be incorporated into their redevelopment will be allocated to more appropriate and sustainable locations. In the case of Eldon Way/Foundry Industrial Estate the nature of any redevelopment will be determined through the Hockley Area Action Plan and will include employment uses. The Council will support improvements to the quality of all retained employment sites and will work with partners to maintain their viability by ensuring adequate infrastructure is in place. In particular, the Council will require improvements to the highways serving Baltic Wharf in order to sustain employment in this rural part of the District.

Future Employment Allocations

The Council will allocate 18 ha of industrial land to compensate for de-allocations as per Policy ED3. New employment allocations will be in better strategic locations to meet the needs of businesses, be in accessible locations to the local population, and at the same time minimise any negative impact on residential amenity. The Council will direct the majority of future employment to the west of the District and in proximity to London Southend Airport. Some industrial land will be allocated in proximity to Great Wakering to provide local employment and mitigate the de-allocation of Star Lane Industrial Estate. In addition, the Council will allocate a further 2.2 ha for office development in order to meet projected demand. This office space will be predominantly directed to Rayleigh and Hockley, with exact locations and quantum to be determined through Area Action Plans for the respective centres. The Council will adopt a sequential approach, prioritising Rayleigh and Hockley centres with any demand that can not be accommodated in these centres being incorporated into a new employment allocation to the west of Rayleigh. 1. West of Rayleigh The Council will allocate land to the south of London Road, Rayleigh to accommodate a new employment park capable of accommodating businesses displaced by the redevelopment of Rawreth Industrial Estate as well as additional office space. It will have the following characteristics: • Able to accommodate employment uses displaced by residential redevelopment of Rawreth Lane Industrial Estate; • Be suitable for high-quality office and industrial development; • A versatile layout and design that can accommodate a range of uses and can be adapted to meet changes in the economy; • Accessible by a range of transport options; and • Good links to the A130 and A127. 2. North of London Southend Airport The Council will allocate land to the north and west of London Southend Airport for employment uses to compensate for de-allocations elsewhere in the District. The Council will work with the private sector to secure the delivery of an Eco-Enterprise Centre within a new business park incorporating employment uses. The Centre will provide invaluable support for early stage businesses and will be built to high environmental standards through meeting the 'Excellent' BREEAM rating for sustainable, carbon-neutral construction, reducing energy costs and promoting sustainable construction. The development of an Eco-Enterprise centre will be subject to a feasibility study. The Council will also encourage the development of employment generating uses within existing settlements, particularly town centres, where appropriate. 3. South of Great Wakering The Council will allocate land to the south of Great Wakering for a new strategically located employment park. This new employment facility will be capable of accommodating businesses displaced from Star Lane Industrial Estate.

Large Scale Renewable Energy Projects

The development of large-scale renewable energy projects will be guided by the Council's development management. The policy does not permit such development which would have a detrimental impact on site of nature conservation importance, and/or landscape character. This will be regulated through the development management process.

Small Scale Renewable Energy Projects

Some small-scale renewable projects such as domestic photovoltaic cells do not require consent from the Council. However, those that do require approval will be guided by the Council's development management. The Council will take a positive approach to such development through the development management process.

On-Site Renewable and Low Carbon Energy Generation

A proportion of the energy requirements for new residential development and non-residential development, as appropriate, will be required to be provided from on-site renewable or low carbon energy sources and will be regulated through the development management process. The policy makes allowances to ensure that this approach does not undermine the deliverability of schemes. A flexible approach will be maintained to ensure that where it can be shown that the requirement threatens the viability of a scheme, the Council will require a smaller proportion of the developments energy requirements from on-site renewable or low carbon energy sources.

Large Scale Renewable Energy Projects

Planning permission for large-scale renewable energy projects will be granted if: • the development is not within, or adjacent to, an area designated for its ecological or landscape value, such as Special Areas of Conservation (SACs), Special Protection Areas (SPAs), Ramsar Sites, Sites of Special Scientific Interest (SSSI's), Ancient Woodlands, Local Nature Reserves (LNRs) or Local Wildlife Sites (LoWSs); or if it can be shown that the integrity of the sites would not be adversely affected; • there are no significant adverse visual impacts.

Small Scale Renewable Energy Projects

The Council will favourably consider small-scale renewable energy development, particularly to residential properties, in both new and existing development, having regard to their location, scale, design and other measures, including ecological impact, are carefully considered.

On-Site Renewable and Low Carbon Energy Generation

Developments of five or more dwellings or non-residential developments of 1,000 square metres or more should secure at least 10% of their energy from decentralised and renewable or low-carbon sources, unless this is not feasible or viable.

Open Space

The provision of new open space and the protection of existing open space will be regulated through the development management process. New open space will be required as part of proposals for new developments, and the Council will seek standard charges as necessary. Existing open space will be protected through the development management process.

Protection and Enhancement of the Natural Landscape and Habitats and the Protection of Historical and Archaeological Sites

The Council will prevent development that would be of harm to areas of international, national and local nature conservation importance and sites of historical and archaeological interest through the development management process. Sites of international, national and local nature conservation importance and sites of historical and archaeological interest will be protected through the development management process. The enhancement of existing sites owned by the Council will be achieved by the positive management of them. In the case of other sites, the Council will encourage owners to do likewise. The Crouch and Roach Estuary Management Plan will be delivered in partnership with stakeholders.

BREEAM

Non-residential development will be required to meet BREEAM standards. This will be delivered in partnership with developers and regulated through the development management process and building regulations. The Council will maintain a flexible approach to ensure that commercial needs are balanced with the BREEAM standards requirement.

Contaminated Land

Development on contaminated and suspected contaminated land will be guided by the Council's development management. The Council will work with developers and landowners to ensure that sites allocated for development are viable.

Coastal Protection Belt

The Coastal Protection Belt will be protected from harmful development through the development management process. The Council will direct development away from Coastal Protection Belt, as far as practicable, through the development management process. In exceptional circumstances, development is located within areas most at risk of flooding. Proposals must pass the sequential test and the exceptions test, where necessary. Development will be required to be accompanied by appropriate flood mitigation measures. This will be regulated through the development management process.

Flood Risk

The Environment Agency is a statutory consultee on all planning applications where potential flood risk or water quality issues may arise. The Council will work with the Environment Agency to ensure that flood risk is reduced. The Council will work with the Environment Agency to monitor flood risk throughout the District and will seek to ensure the most vulnerable areas at risk of flooding are defended, as appropriate.

Sustainable Drainage Systems (SUDS)

The Council will work with developers to ensure Sustainable Drainage Systems (SUDS) are incorporated into new developments. This will be guided by the Council's development management. The policy makes allowances to ensure that this approach does not undermine the deliverability of schemes.

Air Quality

Air Quality Management Areas (AQMAs) will be designated where necessary. Development within AQMAs will be restricted through the development management process. AQMA status will be removed once the air quality is deemed acceptable.

Code for Sustainable Homes

Development will be required to incorporate higher standards than the minimum required. This will be delivered in partnership with developers and regulated through the development management process. The Council will maintain a flexible approach to ensure that the schemes are not rendered undeliverable. In determining specific sites for development through the Allocations Development Plan Document, the Council will have regard to the potential for higher standards to be achieved.

Green Belt Protection

The Green Belt will be protected through the allocation of land and regulated through the development management process. The Local Development Framework will set out a robust strategy for the delivery of all development required, based on sound evidence. By allocating land for the development the District is required to accommodate, the Council will be able to ensure that land allocated in the Local Development Framework as Green Belt remains protected from inappropriate development. The protection of the Green Belt will be regulated through the development management process.

Rural Diversification and Recreational Uses

Rural diversification will be undertaken by landowners and enabled through a more permissive approach to the determination of planning applications. A more permissive development management framework balances the needs of rural businesses with the need to preserve the character and openness of the Green Belt.

Protection and Enhancement of the Natural Landscape and Habitats and the Protection of Historical and Archaeological Sites

The Council will maintain, restore and enhance sites of international, national and local nature conservation importance. These will include Special Areas of Conservation (SAC), Special Protection Areas (SPAs), Ramsar Sites, Sites of Special Scientific Interest (SSSIs), Ancient Woodlands, Local Nature Reserves (LNRs) and Local Wildlife Sites (LoWSs). In particular, the Council will support the implementation of the Crouch and Roach Management Plan. The Council will also protect landscapes of historical and archaeological interest.

Contaminated Land

The presence of contaminated land on a site will not, in itself, be seen as a reason to resist its development. The Council will require applicants who wish to develop suspected contaminated land to undertake a thorough investigation of the site and determine any risks. Relevant remediation and mitigation measures will need to be built into development proposals to ensure safe, sustainable development of the site.

Coastal Protection Belt

The Council will: • Protect and enhance the landscape, wildlife and heritage qualities of the coastline, recognising the implications of climate change and sea level rise, and the need for necessary adaptation; • Prevent the potential for coastal flooding; erosion by the sea; and unstable land (e.g. land slips); • Not permit development in coastal areas which are at risk from flooding, erosion, and land instability; • Ensure that development which is exceptionally permitted does not adversely affect the open and rural character, historic features or wildlife; • Ensure that development which must be located in a coastal location will be within the already developed areas of the coast.

Flood Risk

The Council will direct development away from areas at risk of flooding by applying the sequential test and, where necessary, the exceptions test, as per PPS25. The vast majority of development will be accommodated within Flood Zone 1. However, considering the very limited supply of previously developed land in the District, proposed development on previously developed land within Flood Zone 3 will be permitted if it enables a contribution towards the District's housing requirement that would otherwise require the reallocation of Green Belt land, providing that it passes the exceptions test and is able to accommodate the necessary flood defence infrastructure. The Council will continue to work with the Environment Agency to manage flood risk in a sustainable manner through capitalising on opportunities to make space for water wherever possible and through the continued provision of flood defences where necessary.

Sustainable Drainage Systems (SUDS)

All residential development over 10 units will be required to incorporate runoff control via SUDS to ensure runoff and infiltration rates do not increase the likelihood of flooding. The requirement for SUDs will only be relaxed where there is conclusive evidence demonstrating that the system is not viable on a particular site.

Air Quality

New residential development will be restricted in Air Quality Management Areas in order to reduce public exposure to poor air quality. In areas where poor air quality threatens to undermine public health and quality of life, the Council will seek to reduce the impact of poor air quality on receptors in that area and to address the cause of the poor air quality. Proposed development will be required to include measures to ensure it does not have an adverse impact on air quality.

Green Belt Protection

The Council will allocate the minimum amount of Green Belt land necessary to meet the District's housing and employment needs. In doing so, particular consideration will be given to the need to prevent the coalescence of individual settlements, in order to help preserve their identities. The Council will direct development away from the Green Belt as far as practicable and will prioritise the protection of Green Belt land based on how well the land helps achieve the purposes of the Green Belt. Rural diversification and the continuation of existing rural businesses will be encouraged, as appropriate, so long as such activities do not significantly undermine the objectives or character of the Green Belt.

Rural Diversification and Recreational Uses

The Council will maintain a restrictive approach to development within the Green Belt, but with some relaxation for rural diversification. Forms of rural diversification that may be considered acceptable in appropriate circumstances in the Green Belt include: • Conversion of existing buildings for small-scale employment use; • Green tourism which is small-scale and sensitive to the local natural environment (e.g. walking or bird watching); • Conversion of buildings to bed and breakfasts/small-scale hotels; and • Outdoor recreation and leisure activities. In considering proposals for the above, issues pertaining to the purposes of the Green Belt and wider sustainability issues will be assessed, but the Council will make allowances for the fact that public transport is limited within rural areas of the District. Retail (with the exception of farm shops) and residential development are not considered acceptable forms of rural diversification in the Green Belt. The Green Belt provides leisure opportunities for the District's residents and visitors. Development that is essential for outdoor sport and recreation activities considered appropriate in the Green Belt (e.g. changing rooms connected with a sports use) will be permitted. Such essential facilities will be expected to have a minimal impact on the openness of the Green Belt.

Upper Roach Valley

The Council will strive to see the Upper Roach Valley become a vast 'green lung' providing informal recreational opportunities for local residents. The Council will protect the area from development which would undermine this aim and will continue the approach of creating the right conditions for flora and fauna to flourish, with the minimum of interference. Access through the Upper Roach Valley and any essential development will be designed so as to have the minimum impact on the landscape and wildlife. The Council will expand Cherry Orchard Jubilee Country Park, through compulsory purchase where necessary, and will create links with other parts of the Upper Roach Valley, effectively creating a single, vast informal recreational area. Links will include a network of footpaths, cyclepaths and bridleways that connect areas within the Upper Roach Valley and residential areas, whilst being located and designed so as to not adversely affect the landscape and wildlife.

Wallasea Island

The Council will support the RSPB in delivering the Wallasea Island Wild Coast Project with the aim of enhancing the biodiversity value of the area. The Council will also promote recreational use and additional marina facilities in the area, along with access improvements. Such development will be supported provided any adverse ecological impacts are avoided or mitigated for.

Upper Roach Valley

The Council will expand Cherry Orchard Jubilee Country Park through the use of Council owned land and the acquisition of land where necessary. The Council will only use compulsory purchase powers as a last resort where all other alternatives have been exhausted. The Council will work closely with landowners to secure the future of Cherry Orchard Jubilee Country Park, and will use compulsory purchase as a last resort.

Wallasea Island

The Council will work with the RSPB to deliver the Wallasea Island Wild Coast Project. Other stakeholders will also be engaged, including Essex County Council with regards to the sites accessibility, and the Environment Agency, given the physical constraints in the locality. All plans are subject to Environmental Impact Assessment and/or Appropriate Assessment under Habitats Directive, as appropriate.

Conservation Areas

Recommendations within the Conservation Area Appraisal and Management Plans will be implemented through a collaborative approach with the Council's partners, and seeking legal advice and acquiring consent from the Secretary of State. The Council will have regard to the guidance and advice in the plans when making decisions affecting Conservation Areas, ensuring that any new development respects the character of such areas.

Local List

Buildings listed within this document will be protected by the Council's development management. The Council will maintain and update the Local List ensuring it is robust, having regard to consultation with stakeholders and ensuring it comprises buildings worthy of protection whose protection is justified. The Council will work with the owners of buildings on the Local List and provide them with guidance and advice on how to ensure the building's character is retained.

Conservation Areas

The Council will work closely with its partners to implement the actions recommended in the adopted Conservation Area Appraisal and Management Plans and will have regard to the advice in the CAAs and adopted SPDs when considering proposals for development within Conservation Areas.

Local List

The Local List SPD will give protection to local buildings with special architectural and historic value.

Lifetime Homes

The delivery of dwellings meeting the Lifetime Homes Standard will be through developers, guided by the Council's development management. The policy makes allowances to ensure that this approach does not undermine the deliverability of schemes.

Gypsy and Traveller Accommodation

Gypsy and Travellers sites will be allocated by the Council but developed by private landowners. The development of sites will be guided by the Council's development management.

Code for Sustainable Homes

For all new residential developments, the Council will ensure that there are real improvements in key areas such as carbon dioxide emissions and water efficiency. As a minimum, Code level 3 of the Code for Sustainable Homes will be required for all new residential development. From 2013, Code level 4 will be required as a minimum. From 2016 developments will be expected to meet the zero carbon target. The Council will expect developers to go beyond Code level 3 for developments between 2010 and 2013, particularly in terms of water conservation measures, unless such requirements would render a particular development economically unviable.

The efficient use of land for housing

The Council will enable the delivery of housing to meet the requirements of the East of England Plan (2008), and will ensure there is an adequate supply of land for the development of housing over a 15 year period. The Council will prioritise the reuse of previously developed land and ensure the delivery of appropriate sites within existing settlements identified by the Strategic Housing Land Availability Assessment. The Council will seek the redevelopment of Rawreth Lane Industrial Estate, Eldon Way/Foundry Industrial Estate, Stambridge Mills and Star Lane Industrial Estate for appropriate alternative uses, including residential development, with alternative employment land allocated in appropriate locations as identified in Policy ED4. Any scheme for the redevelopment of Stambridge Mills must include adequate flood mitigation measures to satisfy the PPS25 exceptions test. Appendix H1 outlines the infrastructure that will be required for the development of newly allocated housing sites. The remaining housing requirement that cannot be delivered through the redevelopment of appropriate previously developed land will be met through extensions to the residential envelopes of existing settlements as outlined in Policy H2. Residential development must conform to all policies within the Core Strategy, particularly in relation to infrastructure, and larger sites will be required to be comprehensively planned. In order to protect the character of existing settlements, the Council will resist the intensification of smaller sites within residential areas. Limited infilling will be considered acceptable, and will continue to contribute towards housing supply, provided it relates well to the existing street pattern, density and character of the locality. The Council will encourage an appropriate level of residential intensification within town centre areas, where higher density schemes (75+ dwellings per hectare) may be appropriate.

Extensions to residential envelopes and phasing

The residential envelope of existing settlements will be extended in the areas set out below and indicated on the Key Diagram, to contribute to a five year supply of housing land in the period 2010 to 2015, and between 2015 and 2021. Area: North of London Road, Rayleigh - 550 dwellings by 2015 Area: West Rochford - 450 dwellings by 2015, 150 dwellings 2015-2021 Area: West Hockley - 50 dwellings by 2015 Area: South Hawkwell - 175 dwellings by 2015 Area: East Ashingdon - 100 dwellings by 2015 Area: South West Hullbridge - 250 dwellings by 2015 Area: South Canewdon - 60 dwellings by 2015 Total: 775 dwellings by 2015, 1010 dwellings 2015-2021 The detailed location and quantum of development will be articulated within the Allocations Development Plan Document. Development within the above areas will be required to be comprehensively planned. A range of other uses and infrastructure (including off-site infrastructure), having regard to the requirements of the Core Strategy, will be required to be developed and implemented in a timely manner alongside housing. Appendix H1 outlines the infrastructure that will be required for each residential area, and should be read in conjunction with Policy CLT1. The Council will maintain a flexible approach with regards to the timing of the release of land for residential development to ensure a constant five-year supply of land.

Extension to residential envelopes post-2021

Post-2021, the residential envelope of existing settlements will be extended in the following areas (as indicated on the Key Diagram) to deliver the following approximate number of units post-2021. Prior to this time, Green Belt land within such areas will be safeguarded with the exception of release as per Policy H2. Area: South East Ashingdon - 500 dwellings post-2021 Area: South West Hullbridge - 250 dwellings post-2021 Area: West Great Wakering - 250 dwellings post-2021 Total: 1000 dwellings post-2021 The detailed location and quantum of development will be articulated within the Allocations Development Plan Document. Development within the above areas will be required to be comprehensively planned. A range of other uses and infrastructure (including off-site infrastructure), having regard to the requirements of the Core Strategy, will be required to be developed and implemented in a timely manner alongside housing. Appendix H1 outlines the infrastructure that will be required for each residential area, and should be read in conjunction with Policy CLT1. The Council will monitor the supply and development of housing in the District and may bring forward development in these locations prior to 2021 if required to meet East of England Plan requirements, but only if infrastructure to serve such developments is also brought forward earlier.

Affordable Housing

At least 35% of dwellings on all developments of 15 or more units, or on sites greater than 0.5 hectares, shall be affordable. These affordable dwellings shall be tenure-blind and well integrated into the layout of new residential developments such that they are spread ("pepper-potted") throughout larger developments, whilst having regard to the management requirements of Registered Social Landlords. The Council will aim for 80 percent of affordable housing to be social housing, 20 percent intermediate housing. The Council will constantly review the affordable housing needs of the District and developers should consult with the Council's Housing Strategy team to ensure their proposals meet the Council's needs before submitting planning applications. The requirement for the provision of affordable housing may be relaxed, for example where constraints make on-site provision impossible or where the developer is able to demonstrate that 35% provision will be economically unviable, rendering the site undeliverable. In such cases the Council will negotiate the proportion of affordable dwellings based on the economic viability calculations. It is expected that affordable housing will be provided on each development site; in rare cases, taking account of particular site characteristics, the affordable housing contribution may be provided by way of a commuted sum towards off-site affordable housing.

Dwelling Types

New developments must contain a mix of dwelling types to ensure they cater for all people within the community, whatever their housing needs. The development of both affordable and market housing should have regard to local need. Developers should consult with the Council's Housing Strategy team in order to determine the required mix of house types prior to submitting planning applications. A proportion of the affordable housing provision within developments will be required to be in the form of three-bedroom or larger dwellings.

Lifetime Homes

All new housing developments will be required to comply with the Lifetime Homes Standard. In addition, at least 3% of new dwellings on developments of 30 dwellings or more will be required to be built to full wheelchair accessibility standards. In the case of developments comprising between 10 and 30 dwellings, at least one dwelling will be expected to be built to full wheelchair accessibility standards. In the case of both the Lifetime Homes Standard and the wheelchair accessibility requirements, exceptions may be made and a lower proportion of units accepted where such a requirement can be shown to threaten the viability of a particular development.

Gypsy and Traveller Accommodation

The Council will allocate 15 pitches by 2018, as per the East of England Regional Assembly's single-issue review. In allocating pitches the Council will examine the potential of current unauthorised sites to meet this need and will consider granting them planning consent subject to advice in Circular 1/2006 – Planning for Gypsy and Traveller Caravan Sites. Sites will be allocated in the west of the District, where transport links and access to services are better. In allocating sites consideration will include: • The promotion of peaceful and integrated co-existence between the site and the local community; • The wider benefits of easier access to GP and other health services; • Children attending school on a regular basis; • The provision of a settled base that reduces the need for long-distance travelling and possible environmental damage caused by unauthorised encampment on alternative sites; and • The need to direct sites away from areas at high risk of flooding, including functional floodplains, given the particular vulnerability of caravans

Planning Obligations and Standard Charges

Planning obligations and standard charges will be imposed on developers, where necessary, and regulated through the development management process. The policy explains that the Council will produce a Planning Obligations and Standard Charges document, which will be developed with stakeholder input. This will consider the size and impact of developments, and the impact on economic viability. The Council may also review the requirement for Standard Charges through the Local Development Framework process.

Planning Obligations and Standard Charges

The Council will require developers to enter into legal agreements in order to secure planning obligations to address specific issues relating to developments, including requisite on-site infrastructure and the provision of on-site affordable housing, as per Circular 05/2005. In addition, the Council will apply standard charges to developments in order to secure financial contributions towards off-site and strategic infrastructure required as a result of additional development. The contribution required will be based on a standard formula which will be set out in a separate Planning Obligations and Standard Charges document. This will be developed in conjunction with key stakeholders, including developers and service providers, having regard to the size and impact of developments, as well as impact on economic viability. Residential and employment development will be required to contribute to infrastructure as set out in Appendix CLT1 through Standard Charges. The requirement to pay standard charges may be reassessed and modified in cases where actual provision of infrastructure or facilities normally covered by standard charges are provided as part of the development.

Tourism

Appropriate tourism opportunities will guided by the Council's development management. The Council supports the development of appropriate green tourism opportunities which will be regulated through the development management process.

Tourism

The Council will promote the development of green tourism projects and the conversion of appropriate rural buildings to bed and breakfasts/hotels which do not adversely impact upon the character of place or biodiversity. Whilst priority will be given to areas which are accessible by alternative means to the car, schemes that are in locations with limited public transport links will also be supported if such proposals are able to make a positive contribution to rural regeneration or the well-being of rural communities.

Retail in town centres

The Council will seek to enhance Rochford, Hockley and Rayleigh town centres' market share of retail spending through the following actions: • Enhancement of Rochford, Hockley and Rayleigh town centres making them more attractive places for shoppers to visit. • Directing retail development towards the town centres of Rayleigh, Rochford and Hockley to ensure a strong mix of retail uses focussed within the respective town centres.

Sequential approach to retail development

The Council will apply a sequential approach to the location of retail development which prioritises the town centres of Rochford, Rayleigh and Hockley. When applying the sequential approach to retail development, the settlements of Rayleigh, Rochford and Hockley will be acknowledged as distinct areas – retail needs in one settlement cannot be met by development in others. Where town centre locations are not available, edge-of-centre locations are to be utilised with priority given to locations which have good links to the town centre and are accessible by a range of transport options. Small-scale retail development will be encouraged in out-of-centre residential areas and villages where such development will serve a local day-to-day need and will not undermine the role of the District's town centres. Retail development in out-of-town locations, including intensification of uses in existing out-of-town retail parks is considered inappropriate and is not supported.

Village and Neighbourhood Shops

The Council will protect existing retail uses within residential areas outside of the defined town centres. The Council will encourage and support the provision of additional small-scale retail development in conjunction with new residential development, as long as such retail development will not undermine the role of the District's town centres. The loss of such retail uses within residential areas will only be permitted where it has been clearly demonstrated that a retail use in the location is not viable and that the proposed alternative use will still offer a service to the local community that meets day-to-day needs.

Rayleigh Town Centre

The Council will ensure that Rayleigh town centre's role as the District's principal town centre is retained through the production and implementation of an Area Action Plan which delivers the following: • Improved accessibility to and within the town centre • A safe and high quality environment for residents and visitors • A predominance of retail uses, including intensification of existing retail uses, which cater for a variety of needs • A range of evening leisure uses • Promotes provision of community facilities, including exploration of potential locations for a healthcare centre and, if appropriate delivery of such facility The Council will work with landowners and its partners to deliver the Area Action Plan.

Rochford Town Centre

The Council will produce an Area Action Plan for Rochford town centre which delivers the following: • A safe and high quality environment for residents • A market square area that encourages visitors • Enhanced retail offer for Rochford • A range of evening leisure activities • Improves accessibility to and within the town centre • Promotes youth community facilities The Council will work with landowners and its partners to deliver the Area Action Plan.

Hockley Town Centre

The Council will produce an Area Action Plan for Hockley town centre which delivers the following: • A safe and high quality environment for residents • Enhanced retail offer for Hockley • Redevelopment of Eldon Way/Foundry for a variety of uses more appropriate for a town centre location, including residential, commercial, employment and leisure • A public space within a defined centre • Improved connectivity between retail focus and train station • Redevelopment of industrial uses for retail, leisure and residential development • Green landscaping along Main Road, Spa road and Southend Road to enhance the visual amenity The Council will work with landowners and its partners to deliver the Area Action Plan.

Retail in town centres

Development will be directed towards the District's town centres through the allocation process and by making the town centres more attractive to shoppers. The Council will prepare and implement Area Action Plans for the town centres seeking to improve their vitality, vibrancy, and spending retention through site specific regeneration plans. Retail development will also be controlled, directing it towards the town centres, as appropriate, through the development management process.

Sequential approach to retail development

A sequential approach will be applied to ensure that the majority of retail development is located in town centres. This will be guided by the Council's development management. Small-scale retail development in out-of-town centres will be delivered in partnership with developers as part of the allocations process.

Village and Neighbourhood Shops

The loss of village and neighbourhood shops will be resisted through the Council's development management. The Council will help maintain the viability of village and neighbourhood shops by ensuring that village centres continue to thrive. Additional small-scale retail uses within residential areas outside of the defined town centres will be encouraged, as appropriate, through the Council's development management. Existing retail uses within residential areas outside of the defined town centres will be protected through the development management process.

Rayleigh Town Centre

The Area Action Plan for Rayleigh town centre will be produced by the Council with the input of specialist consultants, using masterplanning work already undertaken, and taking on board the views of local stakeholders. The Area Action Plan will be implemented in partnership with local developers and landowners. The Area Action Plan will identify actions to increase Rayleigh's attractiveness to shoppers and visitors, enabling it to compete with other centres.

Rochford Town Centre

The Area Action Plan for Rochford town centre will be produced by the Council with the input of specialist consultants, using masterplanning work already undertaken, and taking on board the views of local stakeholders. The Area Action Plan will be implemented in partnership with local developers and landowners. The Area Action Plan will identify actions to increase Rochford's attractiveness to shoppers and visitors, centred upon its character and heritage, enabling it to compete with other centres.

Hockley Town Centre

The Area Action Plan for Hockley town centre will be produced by the Council with the input of specialist consultants, using masterplanning work already undertaken, and taking on board the views of local stakeholders. The Area Action Plan will be implemented in partnership with local developers and landowners. The Area Action Plan will identify actions to increase Hockley's attractiveness to shoppers and visitors, centred upon its quality of environment, enabling it to compete with other centres.

Highways

Developments will be required to be located and designed in such a way as to reduce reliance on the private car. However, some impact on the highway network is inevitable and the Council will work with developers and the Highway Authority to ensure that appropriate improvements are carried out. The Council will seek developer contributions where necessary. The Council will work with the Highways Authority to deliver online improvements to the east to west road network, and improvements to the highways serving Baltic Wharf in order to sustain employment in this rural part of the District. The Council will also work with the Highways Authority to find ways to manage congestion along specific routes in the District.

Highways Improvements

The Council will work with Essex County Council Highways Authority to ensure that highway improvements are implemented to address issues of congestion, road flooding and poor signage. In particular, highway improvements to the following will be prioritised: • Brays Lane, Ashingdon (improved to access to King Edmund School); • Ashingdon Road to improve traffic flows and reduce congestion; • Rectory Road/Ashingdon Road Roundabout; • Watery Lane; • Spa Road/Main Road Roundabout Hockley; • Rayleigh Weir junction; • Enhancements to the B1013 to improve traffic flows and reduce congestion; and • Surface access to London Southend Airport.

Public Transport

Development must be well related to public transport, or accessible by means other than the private car. In particular, large-scale residential developments will be required to be integrated with public transport and designed in a way that encourages the use of alternative forms of transport to the private car. Where developments are not well located to such infrastructure, and alternatives are not available, contributions towards sustainable transport infrastructure will be sought. The Council will work with developers, public transport operators and Essex County Council to ensure that new developments are integrated into the public transport system and, where necessary, public transport infrastructure is upgraded and marketing, publicity and travel incentives are provided. The Council recognise that public transport is provided in the District as a commercial enterprise and, as such, it is important to ensure that developments are planned in a manner such that the provision of public transport to them is economically viable for operators. Nevertheless, the provision of public transport services and facilities is socially important, and contributes to equality of access to services. The Council will seek to ensure that good public transport links continue to be provided to the town centres.

South Essex Rapid Transit (SERT)

The Council will work with Essex County Council to support the implementation of SERT. The Council will seek to ensure that SERT connects the District's residential areas with employment opportunities (particularly London Southend Airport and environs) and, where this is the case, assist Essex County Council in implementing dedicated routes and measures to ensure that SERT vehicles have priority over other traffic.

Travel Plans

Travel plans will be required for developments involving both destinations and trip origins. New schools, visitor attractions, leisure uses and larger employment developments will be required to devise and implement a travel plan, which aims to reduce private occupancy car use. Existing schools and employers will be encouraged to implement travel plans. A travel plan will be required for any residential development comprising 50 or more units and should be tailored to meet the specific requirements of the development.

Cycling and Walking

The Council will work with Essex County Council, along with other organisations such as Sustrans, to ensure that a safe and convenient network of cycle and pedestrian routes is put in place to link homes, workplaces, services and town centres. Where developments generate a potential demand to travel, developers will be required to contribute to the delivery of such a network. The Council will also continue to require developers to provide facilities for cyclists at all new developments. The Council will also seek the further development of cyclepaths, footpaths and bridleways that, having regard to ecological interests, open up and develop the access network alongside the District's rivers. The Council will also encourage new cycle and footpath links with neighbouring authorities.

Greenways

The Council will work with partners, including neighbouring authorities, to aid the delivery of the following greenways identified in the Thames Gateway Green Grid Strategy which are of relevance to Rochford District: • Greenway 13: South Benfleet; • Greenway 16: Leigh-Rayleigh; • Greenway 18: Central Southend (to Rochford); • Greenway 19: Southchurch; • Greenway 20: Shoeburyness; and • Greenway 21: City to Sea/Shoreline.

Parking Standards

The Council will apply minimum parking standards, including visitor parking, to residential development. The Council will be prepared to relax such standards for residential development within town centre locations and sites in close proximity to any of the District's train stations. Whilst applying maximum parking standards for trip destinations, the Council will still require such development to include adequate parking provision. Developers will be required to demonstrate that adequate provision for the parking, turning, loading and unloading of service vehicles has been provided.

Highways

The Council will work with the Highways Authority to improve sustainable alternatives to the car, and improve network connections across the District.

Highways Improvements

The Council will work with the Highways Authority to deliver highway improvements across the District. The Council will continue to work with Essex County Council to resolve any highways issues which arise across the District.

Public Transport

The Council will work with developers and service providers to ensure public transport provision is in place. The Council will ensure development is well located in relation to public transport provision through the Local Development Framework and guided by the Council's development management. Development will be located in a manner that encourages the use of public transport, making provision more commercially viable. The Council will work with developers, public transport operators and Essex County Council to seek improvements to the public transport infrastructure, where necessary. The location of new development will be strategically allocated in the Plan Document, having regard to access to public transport. However, where new development has inadequate access to the public transport network, particularly to the east of the District, the Council will seek contributions towards sustainable transport infrastructure as appropriate.

South Essex Rapid Transit (SERT)

The Council will work closely with Essex County Council to ensure the smooth implementation of South Essex Rapid Transit (SERT).

Travel Plans

The Council will work with developers to ensure travel plans are implemented where required. This will be guided by the Council's development management. The requirement for particular developments to create and implement travel plans will be regulated through the development management process.

Cycling and Walking

The Council will work with developers, Essex County Council and Sustrans to ensure, through the use of contributions and the designing of facilities at the planning stage, cycling and walking provision is delivered. The Council will work with developers, Essex County Council and Sustrans to ensure the delivery of cycling and walking provision. Such facilities will be required to be designed into developments, and contributions may be sought, as appropriate.

Greenways

Greenways will be implemented by the Council in conjunction with landowners and Essex County Council.

Parking Standards

The appropriate parking standards for trip destinations (maximum car parking and discouraging alternatives to travel by private car) are not adhered to, resulting in adverse impacts on highway safety and efficiency. The Council will ensure the provision of the requisite parking provision through development management. The appropriate parking standards for residential development (minimum standards) are not adhered to, resulting in an excessive uptake of land for parking. The Council will regulate the provision of the requisite parking provision through the development management process.