Planning context
Preparing a revised scheme
In February 2020, a previous outline planning application (planning application reference number: 192025) for up to 255 new homes, with associated car parking, landscaping, public open space areas, SUDS, link road, associated infrastructure, and provision of parent drop-off area for Tiptree Heath Primary School, was refused by Colchester City Council.
In August 2020, Bloor Homes appealed the Council decision of refusal to the Planning Inspectorate, however the Inspector dismissed the appeal.
In preparing a revised scheme for land north of Maldon Road, Bloor Homes has taken on board the Inspector’s carefully written advice regarding perceived coalescence between Tiptree and Tiptree Heath. Therefore, the scale of the new proposals and footprint of the development have been significantly reduced to approximately 160 new homes.
Application Area – 10.11 Hectares (24.98 Acres)
Residential Area which consists of dwellings up to 2 Storey
Residential Area which consists of dwellings up to 2.5 Storeys
Residentail Area which consists of dwellings up to 3 Storeys
Public open space and infrastructure
Indicative position of attenuation basins / SuDs features
Indicative position of children’s play area (LEAP)
Existing Public Rights of Way
Proposed footpath links
Spine Road
Main Access Point
Trees and Hedges to be retained
Pedestrian / Cycle link and emergency access point
School drop off point
The site
On the edge of Tiptree
The proposed site, covering around 10 hectares, is situated south of the existing urban area of Tiptree, bordered by Maldon Road. It is naturally screened by mature vegetation, including trees and hedgerows along its northern, eastern, and western boundaries. To the immediate north is Inworth Grange Pits, which is a designated Local Wildlife Site, and beyond the quarry lies open countryside. Additionally, a number of public rights of way run through the site making it well connected to Tiptree and the wider area.
This development will enhance the village’s infrastructure and provide new recreational opportunities.
Planning policy
Addressing the need for new homes in the area
The site has been identified by the adopted Colchester Local Plan as a ‘preferred direction for growth’. However, the Tiptree Neighbourhood Plan did not select the site for allocation in addressing the housing needs of the adopted Local Plan.
The adopted Development Plan for Colchester, which includes the Local Plan and Tiptree Neighbourhood Plan, currently seeks to deliver 920 homes per year. This figure is set to rise 1,290 homes per year following the publication of the Government’s new housing need figures.
Colchester City Council’s new emerging Local Plan will need to plan for this new higher figure. It is anticipated that moving into 2025 and 2026 there will be a significant shortfall in housing supply in the local area and sustainable proposals for new housing will be required to meet this local need.
