Vehicular Access is proposed via a priority junction on Halstead Road. An Emergency Vehicular Access is also incorporated further to the west. The applicant will also seek to agree off-site works to improve pedestrian links towards the Primary School.
Future residents will be able to walk or cycle to local facilities within Eight Ash Green, including the primary school, local shop and public transport links.
A regular bus route provides a service from the site directly to Colchester town centre for shopping and additional employment opportunities, as well as providing access to mainline rail services.
A Transport Assessment is being prepared, with initial analysis indicating that there will be no impact on highway or junction capacity in the local road network as a result of the proposed development.
The Site does not sit within a Conservation Area, nor does it contain any designated built heritage assets. Whilst there are Listed Buildings within the vicinity of the Site, there is no historical or functional association between the assets and the land. Nevertheless, the preparation of a Heritage Assessment will consider whether any mitigation measures are ncessary, including the provision of additional planting.
The site is within Flood Zone 1 and is at low risk of flooding. It is proposed that flood attenuation basins will be incorporated into the design to ensure surface water drainage will be discharged at a greenfield runoff rate. The sustainable drainage features also provide the opportunity to improve biodiversity, water quality and amenity within the site.
Foul water from the development will require pumping into the public sewer network. The developer is working with Essex and Suffolk Water to ensure the existing infrastructure has capacity to serve the site.
The site is not located within an Air Quality Management Area (AQMA). There are no main pollution sources in the vicinity of the site; however, modelling will be undertaken to assess the potential impact of traffic associated with the proposed development at receptors which are considered to be sensitive to air quality. An Air Quality Assessment will be submitted with the application.
Ecology has been at the forefront of the considerations and as such, from the outset, the design has retained the hedgerow and tree lines on the Site boundaries. It is also proposed to introduce new landscape buffers and a green corridor through the centre of the site in a north south direction. The proposals also include an approximate 30 metre buffer to the Fiddler’s Wood Ancient Semi-Natural Woodland.
As part of the background work, detailed botanical assessments, as well as bird and bat surveys have been undertaken to assess the ecological baseline of the Site. As part of the development, new habitat creation will result in a net gain in biodiversity which will exceed the national requirement of 10%.
The site does not fall within, or adjoin, any national or local landscape designations, and consequently, is not afforded elevated protection under national or local planning policy in landscape terms. There are no heritage assets within, or adjoining the site, and the site is not situated within, or adjoining a Conservation Area.
The development of the site would afford opportunities for new areas of public open space, enhancing public access through a landscaped green corridor within the Site and retaining the Public Right of Way. The landscape buffers at the Site boundaries are designed to partially screen the development whilst also providing opportunities for wildlife and functional drainage solutions. Existing trees and hedgerows would be protected, retained and enhanced as part of the scheme. New planting would include native species of local importance complementing the variety of species found around Eight Ash Green.
The number and quality of the existing trees at the site area has been assessed by a qualified Arboriculturist (to British Standard 5837: 2012). This survey will guide the development proposals by demonstrating those trees and hedgerows of significance, and how best to protect trees during construction works through standard mitigation measures.
The existing noise climate is likely to be dominated by road traffic on the A414. A noise survey shall be undertaken to inform a Noise Assessment which will demonstrate that noise standards are met across the site. It is not expected that there will be a requirement for noise mitigation measures, such as the inclusion of acoustic fencing.
The site has been utilised for agricultural land uses with no history of contaminative land uses being present on site. No source of contamination has been identified on or near to the site that would be a constraint to development.