New homes and more open space for Tiptree

The proposals will deliver approximately up to 165 high-quality new homes, in a range of house types, including bungalows, and varying sizes and tenures addressing the differing needs of residents in Tiptree.

The new homes have been designed to not only complement the local area but also to allow the development to establish its own distinct sense of place, helping create a community.

As part of the proposals, 30% affordable housing will be provided in varying sizes and tenures which could include affordable rent, shared ownership, and First Homes, offering a range of options for residents looking to get onto the housing ladder.

The revised proposals present an opportunity to help deliver the housing need, while responding to key feedback from the earlier proposals to deliver a development that prioritises open space.

The Green Edge character area includes homes that front onto areas of green open space, creating an area that defines the transition between the residential area and the open space. Key features include:

• Street Types – Access via private drives and shared surfaces.
• Building Types – Predominately detached houses.
• Building Heights – Predominately 2 storey home.
• Density – Potential low/ medium density area due to the proximity from the sites boundary and SUDs.
• Building Setback and Parking – Looser building arrangement with a landscaped road edge to soften the built-up area. On-plot side parking is typical.
• Landscape/Boundary Treatments – Soft landscaping at the front, open views of the wider landscape, and pedestrian footpath connections linking to the circular footpath and nearby public rights of way (PROWs).

The Boulevard character area serves as the primary movement route within the development, centrally located with a focal open space. Its formal appearance is reinforced by consistent building lines, verges, and pavements. Key features include:

• Street Types – Access via the main spine road of the development.
• Building Types – Predominately semi-detached and detached houses.
• Building Heights – Predominately 2 storey homes.
• Density – Potential high density area due to being situated at the core of the development.
• Building Setback and Parking – Houses set back from the road to accommodate verges and tree lines. On-plot parking is mainly to the side, maintaining a consistent building line, except where interrupted by the central public open space.
• Landscape/Boundary Treatments – Soft landscaping, verges, and tree planting enhance the street hierarchy and reduce visual impact.

As part of the proposals, the new development will deliver significant areas of public open space that will be accessible to all, designed to foster community activities and recreational opportunities.

These spaces are planned to include children’s play areas, communal gardens, and pathways that encourage outdoor activities and enhance social well-being.

Views across the site will be retained, with a substantial area of land designated to be left in its current agricultural character to maintain a gap between Tiptree and Tiptree Heath.

The following principles have been adopted to help steer the design process of the green open space:

• Strengthen northern, north-eastern, and western boundaries with native tree planting to enhance ecological value.
• Reinforce southern boundaries with native hedgerows to minimize visual impact.
• Introduce native trees, shrubs, acid grassland, and wildflower meadows to support wildlife.
• Integrate SuDS basins within a landscaped buffer on the northern and north-eastern edges.
• Maintain the western edge as open grassland, preserving a visual corridor between Tiptree and Tiptree Heath, with amenities such as a play area, wildlife pond, and walking routes connected to the existing public rights of way (PRoW) network.

Our development is designed with health and well-being at its core, providing numerous opportunities for residents to lead active and healthy lives.
Dedicated paths will promote cycling and walking as primary modes of transport, reducing car dependency and enhancing air quality. This will enhance connectivity between Tiptree, Tiptree Heath and the surrounding areas.

Key features to help ensure connectivity with surrounding areas include:

• Main Access: Pedestrians and cyclists will be able to use the main access point using the proposed 3.5m shared pathway or the 2m footway.
• Additional Links: A further pedestrian link near the proposed school car park connecting to Maldon Road is proposed.
• North-Eastern Access: A new pedestrian/cyclist access point is proposed in the north-eastern corner via an existing track serving ‘The Stables,’ with the current access for ‘The Stables’ retained.
• Upgraded Route: A 3.7m shared footway/cycleway extending into the development is proposed, with optional removable bollards for emergency access.
• Public Rights of Way (PRoW): Existing PRoW footpaths (routes 19, 20, and 21) along the northern and western boundaries will be preserved, providing separate pedestrian access and internal PRoW routes will be integrated and enhanced within the final development plan.

The surface water runoff from the proposed development will be managed by a Sustainable Drainage System. The Sustainable Urban Drainage System (SUDS) will either rely on infiltration of water to the ground or controlled discharge to the watercourse network, in this case via existing field ditches. The Illustrative Masterplan shows attenuation basins around the site to manage surface water runoff and discharge.

The system is capable of managing storms up to 1 in 100-year event, inclusive of a 40% climate change allowance. The forthcoming planning application will be supported by a Flood Risk Assessment and surface water drainage strategy.

A key feature of our development is the introduction of a community car park with approximately 30 spaces, designed to address parking demands at Tiptree Heath Primary School. This facility will ease local parking issues by providing additional spaces and a safe drop-off area for parents and guardians.

The new car park will significantly benefit the school, improving access and helping to streamline operations. By reducing congestion during peak drop-off and pick-up times, we aim to create a safer environment for students and families while promoting greater use of local amenities within the community.