Planning in Uttlesford

Loss of Sports Fields and Recreational Facilities

Development will not be permitted if it would involve the loss of sports fields or other open space for recreation, including allotments. Exceptions may be permitted if either of the following applies: a) Replacement facilities will be provided that better meet local recreational needs; b) The need for the facility no longer exists.

Access to Leisure and Cultural Facilities

Development proposals for sports facilities, arts and leisure buildings, hotel and tourist facilities, will be required to provide inclusive access to all sections of the community, regardless of disability, age or gender.

Community Facilities

Community facilities will be permitted on a site outside settlements if all the following criteria are met: a) The need for the facility can be demonstrated; b) The need cannot be met on a site within the boundaries; c) The site is well related to a settlement.

Provision of Outdoor Sport and Recreational Facilities Beyond Development limits

The following developments will be permitted: a) Outdoor sports and recreational facilities, including associated buildings such as changing rooms and club-houses; b) Suitable recreational after use of mineral workings.

Land West of Little Walden Road Saffron Walden

A site west of Little Walden Road, Saffron Walden has been identified to provide a community centre and playing fields as part of a mixed development scheme as proposed by Policy SW7.

Land West of Little Walden Road

Land at Little Walden Road identified on the proposals map (5.2ha) is allocated for a community centre, playing fields and up to 15 units of affordable housing. Development of the site will be subject to the approval of a Master Plan setting out location of the various uses and Flood Risk and Traffic Impact Assessments.

Design

Development will not be permitted unless its design meets all the following criteria and has regard to adopted Supplementary Design Guidance and Supplementary Planning Documents. a) It is compatible with the scale, form, layout, appearance and materials of surrounding buildings; b) It safeguards important environmental features in its setting, enabling their retention and helping to reduce the visual impact of new buildings or structures where appropriate; c) It provides an environment, which meets the reasonable needs of all potential users. d) It helps to reduce the potential for crime; e) It helps to minimise water and energy consumption; f) It has regard to guidance on layout and design adopted as supplementary planning guidance to the development plan. g) It helps to reduce waste production and encourages recycling and reuse. h) It minimises the environmental impact on neighbouring properties by appropriate mitigating measures. i) It would not have a materially adverse effect on the reasonable occupation and enjoyment of a residential or other sensitive property, as a result of loss of privacy, loss of daylight, overbearing impact or overshadowing.

Good neighbourliness

Development and uses, whether they involve the installation of plant or machinery or not, will not be permitted where: a) noise or vibrations generated, or b) smell, dust, light, fumes, electro magnetic radiation, exposure to other pollutants; would cause material disturbance or nuisance to occupiers of surrounding properties

Chesterford Park

A Development Zone of 15.59 hectares is identified on the inset map. Facilities for research and development will be permitted within the zone if all the following criteria apply: a) They are compatible with its rural parkland setting; b) The proposals include a comprehensive landscaping scheme to help assimilate development into the park setting; c) The Mansion, The Garden House and Emanuel Cottage and their settings are conserved; d) A comprehensive traffic impact assessment of the full development potential demonstrates that the movement likely to be generated can be properly accommodated on the surrounding transport network and that measures are proposed to ensure that as high a proportion of journeys as is reasonably feasible in the context of the site will be by modes other than the private car; e) The transport needs of the development can be accommodated whilst maintaining or improving road safety and the surrounding environmental conditions for the local community with a minimum of impact on the countryside. Developers will be required to prepare a comprehensive master plan for the site to indicate how specific proposals, which may be implemented on a phased basis, relate to an overall design concept for the site. It will also indicate the full development potential of the site as constrained by the development zone boundary. The master plan will be subject to public consultation. Development will need to be implemented in accordance with such a master plan approved by the Council.

Elsenham Employment Areas

Gold Enterprise Zone and Old Mead Road are sites identified on the Proposals Map Inset as key employment areas.

Safeguarding Of Existing Employment Area

An existing employment area in the vicinity of the station is identified on the proposals map as a key employment area.

London Road Employment Site

A 0.89 hectare site identified on the proposals map inset is proposed as an employment site for uses falling within class B1. Development will be permitted if it is compatible with adjoining existing residential development.

Distribution of Employment Land

Provision is made for a net increase of about 17.35 hectares of land for business, general industry, storage or distribution development within the plan area, excluding land within the Stansted Airport boundary. The following sites, defined on the Proposals Map, are proposed for employment development as indicated in the following table: Site: Great Dunmow Business Park - 9.60 hectares Site: Land adjoining Saffron Business Centre, Elizabeth Close, Saffron Walden - 1.00 hectares Site: Thaxted Road, Saffron Walden - 3.76 hectares Site: London Road, Great Chesterford - 0.89 hectares Site: Stansted Distribution Centre extension - 2.1 hectares

Safeguarding Employment Land

The following key employment areas identified on the Proposals Map will be safeguarded from redevelopment or change of use to other land-uses: a) Existing employment areas of 1.0 hectares and over located within the main urban areas of Great Dunmow, Saffron Walden and Stansted Mountfitchet; b) Existing employment areas of 0.5 hectares and over in the key rural settlements of Elsenham, Great Chesterford, Takeley and Thaxted; c) The sites identified in Policy E1; d) The site at Chesterford Park identified in Policy S5. e) Stansted Distribution Centre at Start Hill, Great Hallingbury f) Elsenham Industrial Estate The development of employment land for other uses outside the key employment areas will be permitted if the employment use has been abandoned or the present use harms the character or amenities of the surrounding area.

Access to Workplaces

Developments that would result in the provision of jobs will be required to include the highest standards of accessibility and inclusion for all people regardless of disability, age or gender.

Farm Diversification: Alternative use of Farmland

Alternative uses for agricultural land will be permitted if all the following criteria are met: a) The development includes proposals for landscape and nature conservation enhancement; b) The development would not result in a significant increase in noise levels or other adverse impacts beyond the holding; c) The continued viability and function of the agricultural holding would not be harmed; d) The development would not place unacceptable pressures on the surrounding rural road network (in terms of traffic levels, road safety countryside character and amenity).

Re-Use of Rural Buildings

The re-use and adaptation of rural buildings for business uses, small scale retail outlets, leisure uses or for tourist accommodation will be permitted in the countryside, including the Metropolitan Green Belt, the Countryside Protection Zone and beyond, if all the following criteria are met: a) The buildings are of a permanent and substantial construction; b) They are capable of conversion without major reconstruction or significant extension; c) The development would protect or enhance the character of the countryside, its amenity value and its biodiversity and not result in a significant increase in noise levels or other adverse impacts; d) The development would not place unacceptable pressures on the surrounding rural road network (in terms of traffic levels, road safety countryside character and amenity).

Great Dunmow Business Park

A 9.61 hectare site to west of Chelmsford Road is proposed for a business park of employment uses, which will be primarily within class B1. Development will provide specifically for substantial peripheral landscaping and open space adjoining housing on Ongar Road and Clapton Hall Lane. Developers will be required to prepare a master plan to indicate how specific proposals, which may be implemented on a phased basis, relate to an overall design concept for the site. The master plan will be subject to public consultation. Development will need to be implemented in accordance with such a master plan approved by the Council. Implementation of the Master Plan proposals will be regulated by legal agreement in association with the grant of planning permissions.

Safeguarding of Existing Employment Areas

The following existing employment areas are identified on the proposals map as key employment sites: Chelmsford Road Industrial Estate 4.23 ha, Flitch Industrial Estate 2.10 ha, Hoblongs Industrial Estate 2.60 ha, Oak Industrial Estate 2.10 ha, Ongar Road Industrial Estate 1.52 ha

Chesterford Park Boundary

The boundary of the Chesterford Park Research and Development Site is defined on the Proposals Map as a developed site in the countryside. Facilities for research and development will be permitted within these boundaries if they are in accordance with this Plan.

Parsonage Farm

Within the Policy Area redevelopment of existing buildings for Class B1 purposes, primarily in small individual units, will be permitted, if all the following criteria are met. a) Schemes for replacement buildings form part of an agreed overall plan for the phased improvement of the whole site, which may include arrangements for the regulation of existing haulage and car breaking uses. b) The design of new buildings suits the rural character and appearance of the locality, and associated activities and car parking are concealed from principal public viewpoints. Permission may also be granted for a lesser proportion of Class B2 uses. No increased floorspace will be permitted in any phase until all existing buildings in that phase have been replaced. Permission will not be granted for new haulage or car breaking uses.

Land adjoining the Saffron Business Centre

A 1.0 hectare site identified on the proposals map inset is proposed as an employment site for uses falling within Class B1. Development will be permitted if it includes appropriate measures for landscaping and amenity protection.

Thaxted Road Employment Site

A 3.76 hectare site at Thaxted Road is proposed for employment uses. Development will be permitted if it includes appropriate measures for landscape and amenity protection including existing public rights of way.

Safeguarding of Existing Employment Areas

The following existing employment areas are identified on the proposals map as key employment areas. Existing employment area Area (ha) Ashdon Road Commercial Centre 12.83 Printpack factory 2.00 Radwinter Road Shire Hill Industrial Estate 11.25 SIA factory Radwinter Road 3.00 Thaxted Road 2.10

Employment Site at Start Hill

A 2.1 hectare site identified on the proposals map inset is proposed as an employment site for uses falling within classes B1 and B8. Access to the development should be through the existing distribution centre. A Transport Assessment will be required. There should be a landscaped buffer zone between the new development and the rear gardens of adjoining residential properties.

Safeguarding of Existing Employment Area in Parsonage Road

The 1.0 hectare existing employment area in Parsonage Road is identified on the proposals map as a key employment area.

Land Adjacent to Sampford Road

A 1.42 hectare site adjoining Sampford Road is proposed for homeworking units

Safeguarding of Employment Areas

The following employment areas are identified on the proposals map as key employment areas. Employment area | Area (ha) Chemical works (existing) | 0.85 Sampford Road proposals site | 1.42

Renewable Energy

Small scale renewable energy development schemes to meet local needs will be permitted if they do not adversely affect the character of sensitive landscapes, nature conservation interests or residential and recreational amenity.

Strategic Landscape Areas

Development will not be permitted within those areas identified as strategic landscape areas on the Inset Map.

Noise Sensitive Development and Disturbance from Aircraft

Housing and other noise sensitive development will not be permitted if the occupants would experience significant noise disturbance. This will be assessed by using the appropriate noise contour for the type of development and will take into account mitigation by design and sound proofing features

Noise Generators

Noise generating development will not be permitted if it would be liable to affect adversely the reasonable occupation of existing or proposed noise sensitive development nearby, unless the need for the development outweighs the degree of noise generated.

Protection of Water Resources

Development that would be liable to cause contamination of groundwater particularly in the protection zones shown on the proposals map, or contamination of surface water, will not be permitted unless effective safeguards are provided.

Exposure to Poor Air Quality

Development that would involve users being exposed on an extended long-term basis to poor air quality outdoors near ground level will not be permitted. A zone 100 metres on either side of the central reservation of the M11 and a zone 35 metres either side of the centre of the new A120 have been identified on the proposals map as particular areas to which this policy applies.

Contaminated Land

Before development, where a site is known or strongly suspected to be contaminated, and this is causing or may cause significant harm, or pollution of controlled waters (including groundwater) a site investigation, risk assessment, proposals and timetable for remediation will be required.

Open Spaces and Trees

The loss of traditional open spaces, other visually important spaces, groups of trees and fine individual tree specimens through development proposals will not be permitted unless the need for the development outweighs their amenity value.

Protection of Agricultural Land

Development of the best and most versatile agricultural land will only be permitted where opportunities have been assessed for accommodating development on previously developed sites or within existing development limits. Where development of agricultural land is required, developers should seek to use areas of poorer quality except where other sustainability considerations suggest otherwise.

Change Of Use of Agricultural Land to Domestic Garden

Change of use of agricultural land to domestic garden will be permitted if the proposal, particularly its scale, does not result in a material change in the character and appearance of the surrounding countryside. Conditions regulating development rights associated with the proposal may be necessary.

The Protection of the Natural Environment - Designated Sites

Development proposals that adversely affect areas of nationally important nature conservation concern, such as Sites of Special Scientific Interest and National Nature Reserves, will not be permitted unless the need for the development outweighs the particular importance of the nature conservation value of site or reserve. Development proposals likely to affect local areas of nature conservation significance, such as County Wildlife sites, ancient woodlands, wildlife habitats, sites of ecological interest and Regionally Important Geological/ Geomorphological Sites, will not be permitted unless the need for the development outweighs the local significance of the site to the biodiversity of the District. Where development is permitted the authority will consider the use of conditions or planning obligations to ensure the protection and enhancement of the site's conservation interest.

Other Landscape Elements of Importance for Nature Conservation

Development that may adversely affect these landscape elements Hedgerows, Linear tree belts, Larger semi natural or ancient woodlands, Semi-natural grasslands, Green lanes and special verges, Orchards, Plantations, Ponds, reservoirs, River corridors, Linear wetland features, Networks or patterns of other locally important habitats will only be permitted if the following criteria apply: a) The need for the development outweighs the need to retain the elements for their importance to wild fauna and flora; b) Mitigation measures are provided that would compensate for the harm and reinstate the nature conservation value of the locality. Appropriate management of these elements will be encouraged through the use of conditions and planning obligations.

Flood Protection

Within the functional floodplain, buildings will not be permitted unless there is an exceptional need. Developments that exceptionally need to be located there will be permitted, subject to the outcome of flood risk assessment. Where existing sites are to be redeveloped, all opportunities to restore the natural flood flow areas should be sought. Within areas of flood risk, within the development limit, development will normally be permitted where the conclusions of a flood risk assessment demonstrate an adequate standard of flood protection and there is no increased risk of flooding elsewhere. Within areas of the floodplain beyond the settlement boundary, commercial industrial and new residential development will generally not be permitted. Other developments that exceptionally need to be located there will be permitted subject the outcome of a flood risk assessment. Outside flood risk areas development must not increase the risk of flooding through surface water run-off. A flood risk assessment will be required to demonstrate this. Sustainable Drainage Systems should also be considered as an appropriate flood mitigation measure in the first instance. For all areas where development will be exposed to or may lead to an increase in the risk of flooding applications will be accompanied by a full Flood Risk Assessment (FRA) which sets out the level of risk associated with the proposed development. The FRA will show that the proposed development can be provided with the appropriate minimum standard of protection throughout its lifetime and will demonstrate the effectiveness of flood mitigation measures proposed.

Light Pollution

Development that includes a lighting scheme will not be permitted unless: a) The level of lighting and its period of use is the minimum necessary to achieve its purpose, and b) Glare and light spillage from the site is minimised.

Nature Conservation

Development that would have a harmful effect on wildlife or geological features will not be permitted unless the need for the development outweighs the importance of the feature to nature conservation. Where the site includes protected species or habitats suitable for protected species, a nature conservation survey will be required. Measures to mitigate and/or compensate for the potential impacts of development, secured by planning obligation or condition, will be required. The enhancement of biodiversity through the creation of appropriate new habitats will be sought.

Metropolitan Green Belt

The area and boundaries of the Metropolitan Green Belt within Uttlesford are defined on the Proposals Map. Infilling, limited development or redevelopment compatible with the character of the settlement and its setting will be permitted within the following villages, which are excluded from the Green Belt: Hatfield Heath Leaden Roding Little Hallingbury and White Roding. The boundaries of the Green Belt around these villages are defined on the Proposals Map. Four sites are identified as major developed sites within the Green Belt. A site at Mountfitchet School, Stansted Mountfitchet is defined on the Proposals Map as an area in which infilling development for educational or community uses will be permitted. A site at Parsonage Farm, Stansted Mountfitchet is defined on the Proposals Map as an area in which redevelopment for business uses will be permitted. Sewage Treatment works at Bishops Stortford and Stansted are defined on the Proposal Map as areas in which operational development will be permitted. Development compatible with the countryside setting and purposes of the Green Belt will be permitted within these boundaries.

The Countryside

The countryside to which this policy applies is defined as all those parts of the Plan area beyond the Green Belt that are not within the settlement or other site boundaries. In the countryside, which will be protected for its own sake, planning permission will only be given for development that needs to take place there, or is appropriate to a rural area. This will include infilling in accordance with paragraph 6.13 of the Housing Chapter of the Plan. There will be strict control on new building. Development will only be permitted if its appearance protects or enhances the particular character of the part of the countryside within which it is set or there are special reasons why the development in the form proposed needs to be there.

The Countryside Protection Zone

The area and boundaries of the Countryside Protection Zone around Stansted Airport are defined on the Proposals Map. In the Countryside Protection Zone planning permission will only be granted for development that is required to be there, or is appropriate to a rural area. There will be strict control on new development. In particular development will not be permitted if either of the following apply: a) New buildings or uses would promote coalescence between the airport and existing development in the surrounding countryside; b) It would adversely affect the open characteristics of the zone.

Design of Development within Conservation Areas

Development will be permitted where it preserves or enhances the character and appearance of the essential features of a Conservation Area, including plan form, relationship between buildings, the arrangement of open areas and their enclosure, grain or significant natural or heritage features. Outline applications will not be considered. Development involving the demolition of a structure which positively contributes to the character and appearance of the area will not be permitted.

Development affecting Listed Buildings

Development affecting a listed building should be in keeping with its scale, character and surroundings. Demolition of a listed building, or development proposals that adversely affect the setting, and alterations that impair the special characteristics of a listed building will not be permitted. In cases where planning permission might not normally be granted for the conversion of listed buildings to alternative uses, favourable consideration may be accorded to schemes which incorporate works that represent the most practical way of preserving the building and its architectural and historic characteristics and its setting

Ancient Monuments and Sites of Archaeological Importance

Where nationally important archaeological remains, whether scheduled or not, and their settings, are affected by proposed development there will be a presumption in favour of their physical preservation in situ. The preservation in situ of locally important archaeological remains will be sought unless the need for the development outweighs the importance of the archaeology. In situations where there are grounds for believing that sites, monuments or their settings would be affected developers will be required to arrange for an archaeological field assessment to be carried out before the planning application can be determined thus enabling an informed and reasonable planning decision to be made. In circumstances where preservation is not possible or feasible, then development will not be permitted until satisfactory provision has been made for a programme of archaeological investigation and recording prior to commencement of the development.

Historic Landscapes

Development proposals likely to harm significant local historic landscapes, historic parks and gardens and protected lanes as defined on the proposals map will not be permitted unless the need for the development outweighs the historic significance of the site.

Oakwood Park Residential Development

The Oakwood Park site, formerly the Felsted Sugar Beet Works, defined on the Inset Map, is proposed for comprehensive residential and associated development of 810 dwellings. The following criteria must be met: a) The development provides for a mixed and balanced community; b) It provides for a local centre incorporating community facilities, suitable shopping, and a primary school, satisfactory open space and sport and recreation facilities. c) It provides for substantial landscaping both within and beyond the development boundaries to complement the layout and arrangement of buildings and to create a broad landscaped swathe beside the River Chelmer and Stebbing Brook. d) The development is designed to mitigate adverse effects upon existing residential and community interests and may be required, by legal agreement, to provide or contribute towards wider and longer term planning benefits reasonably associated with the alleviation of any such impact. Development will need to be implemented in accordance with the Master Plans and design guidance approved by the Council. Implementation of the Master Plan proposals will be regulated by legal agreement in association with the grant of planning permissions.

Land to the Rear of 37 to 75 High Street

A 0.75 hectare site to the rear of 37 to 75 High Street is proposed for a mixed use development, including a minimum capacity of 50 residential units, subject to the development including improved access to White Street and the public car park.

Residential Development within Great Dunmow's Built Up Area

The following sites, identified on the proposals map, are proposed for residential development. Site: Off Godfrey Way, Site area (ha): 0.37, Minimum capacity: 11 Site: Off Riverside, Site area (ha): 0.8, Minimum capacity: 18 Site: Flitch Lane, Site area (ha): 0.99, Minimum capacity: 44 Site: ECC depot Haslers Lane, Site area (ha): 0.34, Minimum capacity: 17 Site: South of Springfields, Site area (ha): 0.71, Minimum capacity: 23 These will be supplemented by other sites, within the development limit, which will generally be small in scale and are not specifically identified on the proposals map inset.

Woodlands Park

Land at Woodlands Park, as defined on the Inset Map, is proposed for comprehensive residential development for 1253 dwellings and associated facilities. The following criteria must be met: a) It provides for a mixed and balanced community; b) It provides for a primary school, community facilities and open space; c) It provides specifically for the construction of a north-west relief road; d) It provides for substantial landscaping within the development boundaries to complement the layout and arrangement of buildings and may be required, by legal agreement, to provide off site landscaping. e) It is designed to mitigate adverse effects upon existing residential and community interests and may be required, by legal agreement, to provide or contribute towards wider and longer term planning benefits reasonably associated with the alleviation of any such impact. The provision of these and other relevant planning benefits will be regulated by legal agreement on the grant of associated planning permissions. Developers will be required to prepare a master plan to indicate how specific proposals, which may be implemented on a phased basis, relate to an overall design concept for the site. The master plan will be subject to public consultation. Development will need to be implemented in accordance with such a master plan approved by the Council.

Housing Development

The local plan proposes the development of 5052 dwellings for the period 2000 to 2011 by the following means: a) The re-use of existing buildings and previously developed land, and the use of unused land, within the development limits of the main urban areas: Great Dunmow (228 dwellings); Saffron Walden (399 dwellings; and Stansted Mountfitchet (121 dwellings) b) Urban extensions to two of the main urban areas, and settlement expansions: Oakwood Park, Little Dunmow (810 dwellings); Rochford Nurseries, Birchanger and Stansted Mountfitchet (720 dwellings); Takeley and Priors Green (939 dwellings); and Woodlands Park, Great Dunmow (1253 dwellings). Ashdon Road Saffron Walden (75 dwellings) c) Re-use of existing buildings and previously developed land outside urban areas (450 dwellings). d) Other contributions to supply, including development with outstanding planning permission not included in the above categories. Bellrope Meadow Thaxted (30 dwellings) Brocks Mead Great Easton (20 dwellings) Hassobury (7 dwellings).

Housing Mix

All developments on sites of 0.1 hectares and above or of 3 or more dwellings will be required to include a significant proportion of market housing comprising small properties.

Affordable Housing on "Exception Sites"

Development of affordable housing will be permitted outside settlements on a site where housing would not normally be permitted, if it would meet all the following criteria: a) 100% of the dwellings are to be affordable and provided through a Registered Social Landlord; b) The development will meet a particular local need that cannot be met in any other way; c) The development is of a scale appropriate to the size, facilities and character of the settlement; and d) The site adjoins the settlement.

Agricultural Workers' Dwellings

New dwellings or the conversion of existing buildings for agricultural workers may be permitted if both the following criteria are met: a) It can be demonstrated that there is an essential need for someone to live permanently on site to provide essential care to animals or processes or property at short notice. b) The scale of the proposed dwelling(s) relates to the needs of the agricultural enterprise. In these exceptional circumstances, residential occupancy conditions will be imposed.

Removal of Agricultural Occupancy Conditions

The removal of agricultural occupancy conditions will not be permitted unless both the following criteria are met: a) The dwelling is genuinely surplus to the current and foreseen future agricultural needs of the holding, neighbouring locality and local farmers. b) The dwelling has been widely advertised for at least six months on terms reflecting its occupancy condition.

Reserve Housing Provision

The following urban extension site will only be fully developed before 2011 if monitoring of housing supply indicates that the total proposed provision of 5052 dwellings between 2000 and 2011 as set out in Policy H1 is unlikely to be achieved. A supplementary planning document will be prepared enabling the release of the site if its development should prove necessary before 2011: Land south of Ashdon Road Saffron Walden

New Houses within Development limits

Infilling with new houses will be permitted on land in each of the following settlements if the development would be compatible with the character of the settlement and, depending on the location of the site, its countryside setting. This will be in addition to the sites specifically allocated as urban extensions and settlement expansions. Windfall sites will be permitted if they meet all the following relevant criteria: a) The site comprises previously developed land; b) The site has reasonable accessibility to jobs, shops and services by modes other than the car, or there is potential for improving such accessibility; c) Existing infrastructure has the capacity to absorb further development, or there is potential for its capacity to be increased as necessary; d) Development would support local services and facilities; and e) The site is not a key employment site. f) Avoid development which makes inefficient use of land. The list of settlements is: Arkesden Ashdon (Incl Church End) Barnston Berden Birchanger and Parsonage Farm Chrishall Clavering (Incl. Hill Green) Debden Elmdon Elsenham Felsted (Including Causeway End, Watch House Green/Bannister Green) Great Chesterford Great Dunmow Great Easton Great Hallingbury (incl Bedlar's Green) Great Sampford Hadstock Hatfield Broad Oak Hatfield Heath (East and West) Hempstead Henham High Easter H

Backland Development

Development of a parcel of land that does not have a road frontage will be permitted, if all the following criteria are met: a) There is significant under-use of land and development would make more effective use of it; b) There would be no material overlooking or overshadowing of nearby properties; c) Development would not have an overbearing effect on neighbouring properties; d) Access would not cause disturbance to nearby properties.

Subdivision of Dwellings

The subdivision of dwellings into two or more units will be permitted if the character of the area would not adversely be affected.

Conversion of Rural Buildings to Residential Use

The conversion of rural buildings to dwellings will be permitted if all the following criteria apply: a) It can be demonstrated that there is no significant demand for business uses, small scale retail outlets, tourist accommodation or community uses b) They are in sound structural condition; c) Their historic, traditional or vernacular form enhances the character and appearance of the rural area; d) The conversion works respect and conserve the characteristics of the building; e) Private garden areas can be provided unobtrusively. Substantial building reconstructions or extensions will not be permitted. Conversion will not be permitted to residential uses on isolated sites in the open countryside located well away from existing settlements. Conditions regulating land use or development rights associated with proposals may be necessary.

Replacement Dwellings

A replacement dwelling will be permitted if it is in scale and character with neighbouring properties. In addition, outside development limits, a replacement dwelling will not be permitted unless, through its location, appearance and associated scheme of landscape enhancement it would protect or enhance the particular character of the countryside in which it is set.

Home Extensions

Extensions will be permitted if all the following criteria apply: a) Their scale, design and external materials respect those of the original building; b) There would be no material overlooking or overshadowing of nearby properties; c) Development would not have an overbearing effect on neighbouring properties;

Affordable Housing

The Council will seek to negotiate on a site to site basis an element of affordable housing of 40% of the total provision of housing on appropriate allocated and windfall sites, having regard to the up to date Housing Needs Survey, market and site considerations

Residential Development within Stansted Mountfitchet's Built Up Area

The following sites, identified on the proposals map, are proposed for residential development. Site Site area (ha) Minimum capacity Land south of Old Bell Close 0.6 15 10 – 20 Silver Street and land to the rear 0.22 13 Site of Former St Teresa's Church 0.45 17 These will be supplemented by other sites, within the development limit, which will be generally small in scale and are not specifically identified on the Proposals Map.

Site on corner of Lower Street and Church Road

This 0.2 hectare site identified on the Proposals Map is proposed for a mixed use development with a small residential element.

Rochford Nurseries

Land at Rochford Nurseries defined on the Inset Map, is proposed for comprehensive residential and associated development for 720 dwellings. The following criteria must be met: a) It provides for a mixed and balanced community; b) It provides on or off site for a primary school, a primary health care centre, community facilities, suitable shopping and satisfactory open space and arrangements for sport and recreation; c) It provides for substantial landscaping within the development boundaries to complement the layout and arrangement of buildings and may be required, by legal agreement, to provide off site landscaping. d) It is designed to mitigate adverse effects upon existing residential and community interests and may be required, by legal agreement, to provide or contribute towards wider and longer term planning benefits reasonably associated with the alleviation of any such impact. The provision of these and other relevant planning benefits will be regulated by legal agreement on the grant of associated planning permissions. Development will need to be implemented in accordance with a master plan approved by the Council. This indicates how specific proposals, which may be implemented on a phased basis, will relate to an overall design concept for the site.

Residential Development within Saffron Walden's Built Up Area

The following sites, identified on the proposals map, are proposed for residential development. Site: Raynham's, High Street, Site area: 0.26, Minimum capacity: 12. Site: Braybrooke Gardens and Jordan Close, Station Street, Site area: 1.07, Minimum capacity: 34. Site: Land east of Thaxted Road, Site area: 2.12 ha, Minimum capacity: 110. Site: West Road, Site area: 0.48 ha, Minimum capacity: 17. Site: Land at Printpack site, Radwinter Road, Site area: 1.25 ha, Minimum capacity: 80. Site: Land at Bell College, Site area: 1.4 ha, Minimum capacity: 23. These will be supplemented by other sites, within the development limit, which will be generally small in scale and are not specifically identified on the Proposals Map.

Land South of Ashdon Road

A site of 4.4 hectares to the south of Ashdon Road, identified on the proposals map is allocated for residential development of up to 150 units. The reserve housing element of up to 75 units will only be permitted in accordance with Policy H2.

Land West Of Hawthorn Close

Land west of Hawthorn Close defined on the Proposals Map Inset is proposed for a residential development of 100 dwellings. Development will follow principles set out in a Master Plan agreed with the Council.

Land Off St Valery

A 0.83 hectare site to the south of St Valery is defined on the Inset Map is proposed for 24 dwellings.

The Mobile Home Park

Redevelopment of the Takeley Mobile Home Park as defined on the Inset Map for conventional residential or other development proposals will not be permitted. Any additional mobile homes must respect the existing layout, open space provision and quality of landscaping.

Priors Green

The Priors Green site to the east of Takeley defined on the Inset Map is proposed for comprehensive residential and associated development of 815 dwellings. The following criteria must be met: a) It provides for a mixed and balanced community; b) It provides for a local centre incorporating community facilities and suitable shopping, a primary school, a health facility, satisfactory open space and arrangements for sport and recreation. c) It provides for substantial landscaping within the development boundaries to complement the layout and arrangement of buildings and may be required, by legal agreement, to provide off site landscaping. d) It is designed to mitigate adverse effects upon existing residential and community interests and may be required, by legal agreement, to provide or contribute towards wider and longer term planning benefits reasonably associated with the alleviation of any such impact. Development will need to provide for appropriate sport and recreation facilities, and long-term traffic calming measures for Dunmow Road. e) It provides for the management of the nature conservation interests of woodland in Broadfield Road; f) The provision of these and other relevant planning benefits are coordinated with the development of the site to the west of Hawthorn Close. Development will need to be implemented in accordance with a master plan approved by the Council. This will indicate how specific proposals, which may be implemented on a phased basis, will relate to an overall design concept for the site.

White Street Car Park Extension

A 0.16 hectare site adjacent to the White Street Car Park is proposed for car parking.

Civic Amenity Site and Depot

A 1.83 hectare site to the south of the Hoblongs industrial estate is proposed for a civic amenity site and depot. Proposals should include landscaping adjacent to the neighbouring properties and the A120 bypass. Any proposal must be subject to a Traffic Impact Assessment.

Infrastructure Provision to Support Development

Development will not be permitted unless it makes provision at the appropriate time for community facilities, school capacity, public services, transport provision, drainage and other infrastructure that are made necessary by the proposed development. In localities where the cumulative impact of developments necessitates such provision, developers may be required to contribute to the costs of such provision by the relevant statutory authority.

Telecommunications Equipment

Telecommunications equipment will be permitted if the following criteria are all met: a) There are no practicable alternatives such as mast sharing; b) There is a technical requirement for the equipment that outweighs its visual impact; c) The equipment is designed and located so as to reduce its impact as far as possible; The proposal complies with the safety requirements of the International Commission on Non-ionising Radiation Protection (ICNIRP)

Development in the Terminal Support Area

Land adjoining the terminal, as shown on the Inset Map, is principally reserved for landside road and rail infrastructure and a telecommunications building, airside roads, the apron, passenger vehicle station rapid transport system and other airside operational uses; terminal support offices; an hotel and associated parking; a bus and coach station and short term and staff car parks.

Cargo Handling/Aircraft Maintenance Area

The area shown on the Inset Map as the cargo handling/aircraft maintenance area is principally reserved for the repair, overhaul, maintenance and refurbishment of aircraft, and facilities associated with the transfer of freight between road vehicles and aircraft or between aircraft.

Development in the Southern Ancillary Area

The area of land identified on the Inset Map as the southern ancillary area will be principally reserved for activities directly related to, or associated with the Airport, such as car hire, parking, maintenance and valeting operations; flight catering units; offices for various support functions, freight forwarders and agents; support functions for aircraft maintenance which can be carried out remote from an aircraft being serviced; airline training centres; airline computer centres and equipment storage facilities for airlines. Development will take place in phases based on a broad design brief agreed with the Council

Development in the Northern Ancillary Area

The area of land identified on the Inset Map as the northern ancillary area will be principally reserved for activities directly related to, or associated with, the Airport, such as business aviation facilities, hangarage, aviation fuel storage depots and all those activities listed in Policy AIR3.

Public Safety Zones

Within the 1:10,000 risk contour no residential or employment uses will be permitted. Within the 1:100,000 risk contour permission will only be granted for extensions or changes of use or low density development.

Development limits for the Main Urban Areas

The development limits of the existing main urban areas and proposed urban extensions for Great Dunmow, Saffron Walden and Stansted Mountfitchet are defined on the Proposals Map. The following development will be permitted within these boundaries: Major urban extensions, if in accordance with this Plan; Development within the existing built up areas, if compatible with the character of the settlement and, in addition, for sites on the edge of the built up area, its countryside setting.

Development limits/Policy Areas for Oakwood Park, Little Dunmow and Priors Green, Takeley/ Little Canfield

The development limits/policy areas of: the proposed Priors Green development in Takeley and Little Canfield; and the proposed Oakwood Park development in Little Dunmow are defined on the Proposals Map. Development will be permitted within these boundaries if it is in accordance with this Plan.

Other Development limits

Elsenham, Great Chesterford, Newport, Takeley and Thaxted are identified as Key Rural Settlements. Their boundaries, including village extensions at Takeley and Thaxted, and the boundaries of other settlements are defined on the Proposals Map. Development compatible with the settlement's character and countryside setting will be permitted within these boundaries.

Stansted Airport Boundary

The boundary of Stansted Airport is defined on the Proposals Map. Provision is made for development directly related to or associated with Stansted Airport to be located within the boundaries of the airport. Industrial and commercial development unrelated to the airport will not be permitted on the site.

Town Centre

The town centre is defined on the proposals map inset. Change of use of the ground floor of existing shops, restaurants, public houses and hot food take-aways to residential uses will not be permitted, unless both the following criteria are met: a) The existing use is surplus to current and foreseen future requirements; and b) The property has been widely advertised for at least six months on terms reflecting its use.

Hotels and Bed and Breakfast Accommodation

New building, change of use of an existing building or extension to existing accommodation will be permitted within development limits if the development would not harm the character or amenities of the surrounding area. Development outside development limits will only be permitted if either of the following apply: a) it involves the re-use of a rural building; or b) it is an extension or replacement of existing serviced accommodation.

Access to Retailing and Services

All retail and service development proposals where there is public access, whether new build, conversion or extension need to be accessible to all, to ensure social inclusion.

Town and Local Centres

Retail, commercial and community uses or mixed-use development including a residential element will be permitted in the centres of Saffron Walden, Great Dunmow, Stansted Mountfitchet or Thaxted if it meets all the following criteria: a) It maintains or enhances their role as retail and service centres; b) It does not harm their historic and architectural character; c) It contributes to the diversity of retail and other commercial activity; d) It does not result in significant loss of houses or flats in the centres; e) It does not prejudice the effective use of upper floors as living or business accommodation.

Retention of Retail and other Services in Rural Areas

Change of use of community facilities such as shop, post office, public house, garage, doctors/dentist surgeries and village halls will only be permitted where it can be demonstrated that: a) The facility is no longer financially viable b) There is no significant demand for the facility within that locality or; c) Equivalent facilities in terms of their nature and accessibility are available or would be made available nearby

Local Centres

The Cambridge Road and Lower Street areas are identified as local centres on the proposals map inset. Change of use of the ground floor of existing shops, restaurants, public houses and hot food take-aways to residential uses will not be permitted, unless both the following criteria are met: a) The existing use is surplus to current and foreseen future requirements; and b) The property has been widely advertised for at least six months on terms reflecting its use.

Town Centre

The town centre is defined on the proposals map inset. Change of use of the ground floor of existing shops, restaurants, public houses and hot food take-aways to residential uses will not be permitted, unless both the following criteria are met: a) The existing use is surplus to current and foreseen future requirements; and b) The property has been widely advertised for at least six months on terms reflecting its use.

Local Centre

Change of use of existing shops, restaurants, public houses and hot food take-aways to residential uses will not be permitted, unless both the following criteria are met: a) The existing use is surplus to current and foreseen future requirements; and b) The property has been widely advertised for at least six months on terms reflecting its use.

The Long Term Car Park

The area shown on the Inset Map for long-term parking is reserved for the parking of aircraft passengers' cars.

Access

Development will only be permitted if it meets all of the following criteria: a) Access to the main road network must be capable of carrying the traffic generated by the development safely. b) The traffic generated by the development must be capable of being accommodated on the surrounding transport network. c) The design of the site must not compromise road safety and must take account of the needs of cyclists, pedestrians, public transport users, horse riders and people whose mobility is impaired. d) It must be designed to meet the needs of people with disabilities if it is development to which the general public expect to have access. e) The development encourages movement by means other than driving a car.

Vehicle Parking Standards

Development will not be permitted unless the number, design and layout of vehicle parking places proposed is appropriate for the location, as set out in Supplementary Planning Guidance "Vehicle Parking Standards", a summary extract of which is reproduced in Appendix 1 to this Plan.

Transport Improvements

The following transport schemes are proposed: The new A120 Stansted to Braintree M11 – Airport slips at Junction 8 Birchanger Roundabout Great Dunmow North West Perimeter Road Land shown on the proposals map is safeguarded for the construction of these schemes.

Roadside Services and the new A120

Roadside services on the new A120 alignment will not be permitted unless there is an over-riding need on the part of road users.

Car Parking Associated with Development at Stansted Airport

Proposals for car parking associated with any use at Stansted Airport will be refused beyond the Airport boundaries, as defined in the Stansted Airport Inset Map.