16. EAST COLCHESTER AND THE HYTHE

Introduction

16.1 This area of Colchester has experienced considerable changes in recent years. In the Hythe area, the commercial port quays have effectively ceased trading (although some associated businesses remain in operation), Phase 1 of the Eastern Approaches Road has been constructed from Greenstead roundabout to Hythe Hill and the remainder of this scheme has been abandoned. A new large Tesco supermarket has also been built.

16.2 Outline planning consent to redevelop the large site of the former Moler Works for a mixed use scheme has been granted. Other developments, mainly residential, have been built, are under construction or have been granted consent.

16.3 Elsewhere redevelopment has taken place in Magdalen Street and a dry waste processing plant is to be constructed at the extreme southern end of the Hythe Quays.

16.4 Despite all this activity, much remains to be done in this area. The commercial harbour will be closed and the future use of the river is uncertain. Many former industrial sites still lie dormant and there are problems of pollution and environmental decay at the Hythe. Through traffic levels remain high and alternative transport options and traffic management measures need to be introduced following the demise of Phase 2 of the Eastern Approaches Road, particularly to help with improving public transport. In this context, the dereliction and under-use of Hythe Station and generally poor bus services need to be addressed.

16.5 The area is also relatively poorly served by local facilities and has significant levels of social deprivation. Local job opportunities are reducing as traditional industries close or move away. There will be a need to ensure a sound future for existing businesses, either within the area or elsewhere in the Borough, and local employment opportunities.

A COMPREHENSIVE PARTNERSHIP STRATEGY

16.6 The Council is determined to promote a comprehensive approach to tackling the issues which cut across most services it provides, involving the wider community.

16.7 A long-term initiative has therefore been commenced, to promote a regeneration strategy for the area in a manner which will be of most benefit both to the local area and the rest of Colchester. A major element of this initiative is a Single Regeneration Budget (SRB) programme. The programme includes community and health facilities, environmental enhancements and economic initiatives. It is anticipated that a further bid will be made to take the initiative onto the later part of the plan period. A bid has been made under the Urban II programme.

16.8 Another important part of the partnership approach was the adoption of “The Colne Harbour Design Framework” as SPG. This was prepared in conjunction with a wide range of commercial and community interests.

16.9 A much wider initiative, aimed at setting out a future development and management strategy for the whole of the Colne Estuary, is also under way, in conjunction with Tendring District Council and English Nature. An important part of that strategy will be to consider the future potential of the river as a whole for leisure activities, following the closure of the commercial harbour. The results of this study will also help to inform and guide proposals in this Regeneration Area (RA) linked to the SPG and SRB programmes.

16.10 The successful implementation of all these initiatives in a comprehensive and integrated manner is also likely to depend upon the involvement of a range of other external organisations and funding sources, in both the public and private sectors. These could include agencies such as English Partnerships, the East of England Development Agency, English Heritage, English Nature and the Environment Agency, and funding sources such as European programmes and the Heritage Lottery Fund.

16.11 The Council is investigating the potential for, and where appropriate will pursue, such initiatives as joint ventures and development trusts. If necessary, and in the interests of the proper planning of the area, the Council will consider using its compulsory purchase powers to bring development schemes forward to achieve the policy objectives for the area in a comprehensive and integrated manner.

16.12 The main elements of the comprehensive partnership strategy are as follows:

• Continuing to work with the local community, business interests and appropriate outside bodies to achieve common goals;

• An overall regeneration strategy with development options;

• Using the river as a major catalyst for the regeneration strategy;

• Controlling development so as to maximise benefits and deliver the strategy.

16.13 The Local Plan proposals and policies form the main decision making framework of this approach. Indeed they are essential to it, and will be used as the basis of achieving the objectives of the strategy. However, the Design Framework SPG will be particularly valuable in helping to meet the environmental objectives of both the comprehensive strategy and the Local Plan policies and proposals. Detailed guidance on such matters as design, layout, sustainable development and how community facilities should be provided are included in the SPG.

16.14 The Council recognises that several schemes for important sites have already been granted planning permission. Where detailed schemes have yet to be granted planning permission, or where revised proposals are put forward, the SPG will be used to secure the highest possible standard of development. In addition the Council will seek to secure the community benefits specified in the SPG and SRB Programme as appropriate for such site development by means of legal agreements before any permissions are granted.

16.15 Where it is considered that proposals would or could prejudice the overall strategy, the Local Plan and/or the SPG, these will be refused as being prejudicial to the proper planning of the area.

Objectives

16.16 The Plan’s objectives with regard to East Colchester and the Hythe are as follows:

(a) To ensure that all development in the area contributes positively to the social, economic and environmental regeneration of East Colchester;

(b) To create a balanced and harmonious mix of uses and environment so as to maximise benefits in the area and Colchester as a whole;

(c) To make the river and adjoining sites, from East Bridge downwards, the focus for regeneration and environmental enhancement;

(d) To improve the overall environment of the area by:

(i) removing or reducing sources of pollution and contamination;

(ii) protecting and enhancing the natural environment;

(iii) upgrading the built environment and protecting the historic heritage;

(iv) promoting high standards for new development;

(v) improving public transport links and reducing traffic congestion where possible;

(vi) promoting regeneration through working and creating partnerships with developers, residents and outside bodies.

Policies

DEVELOPMENT CONTROL CONSIDERATIONS

16.17 It is important to note that all policies contained within this chapter must be read alongside the overall Development Control Policy (DC1). This policy sets out the standard planning criteria applicable to all forms of development. The relevant criteria will be used to assess the suitability of any proposal in addition to the following detailed policy guidance.

RIVER COLNE REGENERATION AREA (RA)

• Background

16.18 This area is defined on the Proposals Map to include the larger vacant industrial redevelopment area along the Hythe riverside together with the former commercial quays and part of Distillery Pond Conservation Area. Although it is not included in it, the future redevelopment of the University land north-east of the railway will have a significant impact on the RA. Development within the University (west of Boundary Road) will be expected to contribute to the regeneration of the Hythe (see Chapter 9, “University of Essex and Colchester Institute”).

• Issues, Constraints and Opportunities

16.19 The construction of Phase 1 of the Eastern Approaches Road has improved access to the industrial areas and helped reduce traffic problems in the Conservation Area. It has also helped to improve the appearance of the area near the river. The line of the now- abandoned Phase 2 of the road includes some vacant industrial sites near the railway line. The railway line itself is under-used as a transport link to and from the area, with Hythe Station having become run-down, although the branch to Colchester Town has great scope as a link to the Town Centre.

16.20 The two major development sites are the vacant former Moler Works and gasworks site. Both sites were contaminated by industrial pollutants but the Moler Works has now been cleared. The Gas Board site remains polluted. There are also a number of vacant or run-down sites alongside King Edward Quay and near the Conservation Area. The prospective closure of the port presents both problems and opportunities for the Quay areas and the river itself. Alternative uses, which fit the objectives of the RA, must be found for these sites for economic and environmental reasons. The redevelopment of these “brownfield” sites will also be useful in reducing development pressure on “greenfield” sites elsewhere.

16.21 The Hythe area has long been the location for traditional industries, many associated with the former port operations. Whilst these uses remain valuable, especially for local employment, they are unlikely to attract the necessary economic and environmental benefits required for the regeneration initiative. Proposals for such types of industry or redevelopment sites are therefore unlikely to be acceptable within the RA.

16.22 The two Conservation Areas provide very contrasting historic environments but both contribute significantly to the overall character of the RA. The Hythe Conservation Area is essentially based on the quality and importance of its historic buildings and townscape. The Distillery Pond Conservation Area has a far more natural character and is also designated as a SINC.

• Planning Agreements

16.23 An essential part of the mechanism for achieving the objectives for the RA will be by legal agreement linked to the granting of planning permission. Permissions granted within the RA will in appropriate circumstances be subject to a legal agreement requiring a proportionate contribution towards the provision of infrastructure and environmental enhancements. The principal areas towards which a contribution may be sought are set out below (paragraphs 16.24-16.29).

16.24 Works to enhance the river environment and create full public access to riverside areas. This will involve the provision of public pedestrian rights of way within development sites fronting the river and would, subject to environmental and feasibility considerations, involve the provision of a structure to retain permanent high water.

16.25 Various methods of achieving permanent high water at the Hythe are being investigated and these may include a half-tide sill or other similar structure. Any structure will be expensive but the overall environmental and economic benefits to the area could be considerable. However, there will be a need for an environmental and feasibility assessment before the project can proceed. Funding would need to be from public/ private partnerships, and it is likely that the bulk would have to be realised from the contributions of development sites within the RA.

16.26 The provision of public access to the riverside has been a long-standing objective of the Council for this area. Schemes will be required to be designed to provide such access in attractive environments with the aim of creating a continuous footpath and cycleway as well as an attractive area for sitting. Agreements will be sought to ensure access in perpetuity.

16.27 Provision of community/social/education facilities in East Colchester will be based on the SRB programme and identified requirements of service providers. The level of contribution will be assessed on a proposal-by-proposal and site-by-site basis. Contributions may be via the provision of contribution to specific facilities “on site” or by contributions towards facilities elsewhere in the area. In particular, given the likely scale of housing provision, a new primary school will be required, funded from development.

16.28 Provision of necessary improvements to transport within and through the area, particularly in relation to improvement to public transport – Schemes or contributions will be based on policies and proposals arising from transportation studies currently being undertaken by the Highway Authority and the Borough Council.

16.29 Environmental enhancements within the RA and adjacent Conservation Areas. These are to be in the form of urban improvements, nature conservation and landscape measures. In particular, measures to enhance the environment of the Hythe and Distillery Pond Conservation Areas and to improve “greenlinks” through the area will be sought. Detailed guidance is set out in the SPG in relation both to individual sites and to the RA as a whole.

• Levels and types of contribution

16.30 It is recognised that levels and types of contribution, whether financial or by direct provision, will vary according to the nature of the development. When assessing the level and type of contribution which will be required from a development, account will be taken of the scale and nature of the proposal, the potential benefits to the strategic objectives, and any additional development costs required from remedial works – such as decontamination – before development can commence. More detailed guidance is set out in the Area Policies (ECH2-ECH6) and the adopted SPG (the Colne Harbour Design Framework). A further document with additional information is available from the Council, elaborating on the planning gain expectations set out in Appendix 2 of the SPG.

DEVELOPMENT IN THE RA – GENERAL

16.31 Mixed-use development– The creation of a suitable balance and mix of appropriate uses in all developments is one of the prime objectives of the policies for the RA, although it is accepted that individual sites may be more suitable for some uses than others. It is not possible nor desirable to specify precisely how each site or area is to be developed. However, it is important to ensure that schemes are truly of mixed use and are not essentially single-use schemes with very minor elements of one or two other uses.

16.32 The plan therefore sets out provisions for achieving a satisfactory overall balance of uses by limiting the percentage of floorspace of the dominant uses within any scheme, and seeking a balanced range of other suitable uses for the remaining parts of the development. This balance and mix could be provided by developing different parts of the site for different uses, or by using buildings for a range of uses. Detailed guidance on achieving mixes of use within developments is contained in the adopted SPG.

16.33 As part of this requirement to promote mixed use schemes, the following types of development will be required or promoted in the area, subject to the detailed criteria set out in the area Policies ECH2-ECH6 and the adopted SPG:

• Housing– A mix of type, size and tenure;

• Commercial, industrial and offices– A range of size and type of units to provide for both short- and long-term commercial development opportunities. For environmental reasons, Special Industrial uses are not considered compatible with the regeneration objectives for the area;

• Leisure– This range of uses could make major contributions to the regeneration objectives for the RA. Sports-based leisure development – to provide for such facilities as indoor tennis, cricket, and football – requiring large buildings may be suitable on large sites within substantial mixed developments, subject to design/townscape requirements.

Small-scale community-based facilities could complement mixed use schemes throughout the RA. Uses such as cafés, restaurants, galleries and clubs would also complement the objectives of the RA, especially along the riverside. Care will be taken, however, that the overall leisure provision does not prejudice the Town Centre as the main leisure focus of the Borough.

The river itself will provide a major opportunity for leisure use and associated development, which it is intended to promote as far as practicable and environmentally desirable. Developments which, abut the river, will be expected to include provision for such development or indicate how they will contribute towards the promotion of river- based recreation.

• Retail– Planning permission has been granted for a major DIY store on the Moler Works site. To support the Design Framework and to be compatible with the Plans shopping policies, it is proposed that no further major retailing be located on this site or within the RA within the plan period, or unless “need” can be established in the context of government guidance and the main retail policies in the plan. “Major retailing” is defined as that which is likely to have more than local impact, or as defined elsewhere in the Plan.

Local, small-scale shopping facilities would benefit the area and will be encouraged. However, these should be aimed at local shopping trips or linked to water recreation proposals, with only limited, if any, dedicated car parking provided.

• Community uses– These types of uses will be an important element in achieving the objectives of the RA, particularly with regard to the creation of a balanced community. They will include uses such as community halls, crèches, health centres, education and similar facilities to serve the local area. The SRB programme is pursuing detailed proposals for the provision of these facilities. Development proposals will be expected to show how they would provide or make satisfactory contribution towards them.

16.34 Transport facilities– Improvements to public transport provision and the minimisation of car use are integral elements of the RA objectives. Schemes will be judged on how well these are met. All applications will need to provide a suitably detailed TIA (transport impact assessment) unless a statement is submitted to show, to the satisfaction of the Council, why such an assessment is not required.

The TIA will be required to set out clearly what measures are proposed to deal with the transport impacts of the proposal, and will also be used to assess the type and level of contributions as well as the acceptability of the proposed parking provision.

Specific improvements to public transport facilities may include the provision of a new station either at the University or the present Hythe halt. The provision of an associated park-and-ride facility is also being investigated. In addition, contributions to bus priority measures and towards bus shelters and real-time bus information may be sought. Further proposals and requirements will arise from the East Colchester Corridor Study. Development on the University’s Research Park site and adjoining site will be required to contribute towards the provision of the rail halt.

16.35 Car-parking provision– As part of the overall transportation objectives for the area, and to complement the proposed public transport enhancements, the level of car parking provision to developments needs to be kept to a minimum. Within the RA therefore the Council will be seeking a maximum car parking provision at a level consistent with PPG13, below current adopted standards. See Vehicle Parking Standards – August 2001 adopted as SPG.

In this context, this area is considered potentially suitable for car-free housing developments, and these will be encouraged, wherever considered feasible on appropriate sites, or as a smaller part of a comprehensive scheme.

16.36 Urban design– All development within the RA will be expected to be of a good standard of design, paying particular attention to the Hythe and Distillery Pond Conservation Areas and the riverside setting. Further details on urban design, including design codes, are set out in the SPG. Applicants will be expected to submit sufficient information with their proposals to illustrate the design principles adopted and how these relate to the SPG. These proposals should also show the wider context of the site (as advised in PPG1, Annex A).

 

ECH1 Development within the RA will be permitted provided it complies with all the relevant key criteria, as set out below: (a) All developments shall provide for a balanced and integrated mix of uses that are compatible with the comprehensive regeneration objectives for the Hythe and East Colchester as set out in paragraph 16.16. The dominant use on any site or within any comprehensive scheme shall occupy no more than 60% of the proposed floorspace. The remaining floorspace shall provide for a balanced range of uses compatible with the overall objectives of the RA and as set out in the individual area policies. (b) The proposed uses shall be compatible with the mix of uses set out for each area, or with schemes already granted planning permission or under construction on adjacent or nearby sites. (c) All developments will be required to be in accord with the criteria set out in the adopted Urban Design SPG. (d) On sites over 0.5ha, where full details are not submitted with initial applications, site appraisals will be required to show clearly how the proposals will fit with, and contribute towards, the strategic objectives and the criteria set out in the SPG. All subsequent detailed proposals will be required to comply with the approved master plan. (e) Development of sites fronting the river will be expected to include uses which attract a significant number of people as visitors, residents or workers. Public access to the riverside should be provided so as to create a continuous riverside walkway and cycleway. (f) Contributions, which should reasonably and fairly relate to the proposed development, will be required from all developments towards the provision of the infrastructure and/or environmental improvements as mentioned above and set out in Table 8. However, these should take into account extraordinary development costs (eg works to decontaminate the site) that might arise from the development. Where contributions have already been made in respect of a particular site, the size and type of those contributions will be taken into account in determining what additional contributions, if any, are required in connection with further phases of development. These contributions will be secured by means of appropriate legal agreements. (g) All applications for development will be required to include, where appropriate, the following specific information: (i) Transport Impact Assessment; (ii) Retail Impact Assessment; (iii) Environmental Impact Assessment; (iv) Proposals to provide and/or enhance infrastructure for the community or the environment; (v) Site analysis and statement of design principles, including how the urban- design codes set out in the SPG will be applied; (vi) Proposed decontamination measures. (h) Proposals which it is considered would not support, or would prejudice, the objectives of the RA will be refused.

KEY AREAS WITHIN THE RA

16.37 Within the RA, certain key areas are defined which will make major contributions to its future development. The following policies set out to make clear specific requirements for these areas, particularly with regard to land uses, transport and enhancement measures.

Area 1 – The Former Moler Works Site

16.38 Outline planning consent has been granted for a substantial mixed development on this large (9.5ha) site and detailed consent for a DIY retail warehouse to be occupied by B&Q. The site’s development provides the best opportunity within the RA for a scheme of sufficient scale to act as an economic, social and environmental catalyst for the RA and beyond.

The plan is seeking in particular to secure a varied mix and balance of uses, to include housing, business/commercial, specific types of retail (see paragraph 16.33), leisure/ tourist, community and cultural facilities. Retail and leisure uses will be required to comply with the main policies covering these aspects in the Plan (Policies TCS1, TCS2, TCS11 and TCS21).

The plan is seeking to maximise the significant opportunities for environmental enhancements afforded by the riverside location. Uses will therefore be located, and the overall development designed, so as to make the fullest use of this important feature. In particular, the plan seeks to promote uses, which would generate high pedestrian flows along the river frontage, and allow for buildings, which front the river with interesting facades and provide principal pedestrian entrances to the riverside.

The provision of a structure to allow for the retention of water, and thus produce an enhanced visual and commercial environment, will be a major element in the overall upgrading of the Hythe. It would also offer a major attraction for visitors to this specific area, with consequent commercial benefits. The provision of this facility will be subject to further feasibility and environmental impact assessment. This site will be expected to make a substantial contribution to this facility or to other riverside enhancements should the water-retention structure not be either feasible or otherwise acceptable.

This site will also be expected to make contributions to the provision of transport infrastructure improvements for the east Colchester area, as set out in Table 8. In this context, the level of car parking will be kept to a minimum.

The scale and location of this site will make high standards of townscape, landscaping and building design of vital importance. All planning applications will therefore be either fully detailed or will be accompanied by a “master plan” of sufficient detail to allow proper consideration having regard to the requirements of Policies ECH1 and ECH2.

Further specific guidance on environmental and transport criteria/requirements will be set out in the adopted Design Framework SPG and in the East Colchester Corridor Study.

 

ECH2 Within Area 1, development will be required to provide for a broad and balanced mix of uses, including residential, commercial, industrial, office, leisure and some retail uses. Any development will be required to make a contribution to infrastructure provisions and environmental enhancements as set out in paragraph 16.38.

Area 2: Former gasworks site, Hythe Quay

16.39 This important site links the historic core of the Hythe to the former port area. Development will be required to provide for a mix of uses to include housing, together with small-scale commercial and community facilities to serve local needs, and shall have regard to the character of the site and its setting of the Hythe. Any development would be expected to contribute towards infrastructure and environmental enhancements as set out in paragraphs 16.22-16.29.

 

ECH3 Within Area 2, development will be required to provide for a mix of uses to include housing, small-scale commercial and community uses, having regard to the character and context of the site, together with a contribution to infrastructure provision and environmental enhancements as set out in para. 16.39.

Area 3: Albany laundry site and adjacent land off Haven Road

16.40 Much of this area is either vacant or underused land or buildings. It is, however, particularly sensitive in that it links the industrial areas off Haven Road with the secluded, natural environment around the Distillery Pond Conservation Area, which is also a SINC.

The Plan’s primary objectives for this area are to:

• optimise the potential for suitable forms of commercial development in the Haven Road area;

• promote the sympathetic re-use of the vacant laundry complex. Uses could include; residential, offices, community, restaurant, commercial, subject to the main criteria set out below;

• create improved greenlinks around the Distillery Pond Conservation Area;

• enhance the setting and character of the Distillery Pond Conservation Area and the SINC.

Suggested treatment of the area is set out in more detail in the Urban Design SPG.

The main criteria for considering proposals will be:

• to ensure any new uses or buildings on the laundry site enhance and are compatible with the conservation importance of the area;

• to minimise traffic generation, especially to the laundry site, which has poor access;

• to ensure that any commercial development off Haven Road relates in an acceptable way to the conservation/SINC areas;

• to enhance public access on foot and by bike.

Development in this area will be expected to contribute proportionately towards infrastructure provision and environmental enhancements as set out in paragraphs 16.22- 16.29.

 

ECH4 Within Area 3, development will be required to include a balanced mix of uses subject to the criteria set out in paragraph 16.40 and having regard to the different characteristics and context of the site. Development will be required to make a contribution to infrastructure provision and environmental enhancements, as set out in paragraph 16.40 and to include improved greenlinks around Distillery Pond Conservation Area.

Area 4: the Hythe Conservation Area

16.41 Historically the core of the Hythe Port, this mixed commercial and residential area has been significantly repaired in recent years. A number of the oldest buildings have been repaired and new housing within and nearby has strengthened its residential character. The construction of the new Maudlyn Street as part of the Eastern Approaches Road has also reduced through traffic and enhanced the historic environment; a number of small businesses still operate and contribute both to its character and to the local economy. However, some commercial sites, particularly along the riverside area, would benefit from redevelopment or upgrading, together with a broader range of environmental enhancements. A Conservation Area appraisal is currently being undertaken.

Generally, the limited development potential within the area will mean that contributions to overall RA objectives will not be feasible. Schemes affecting the riverside will however be expected to provide for the environmental/access benefits as set out in the SPG. In addition, all developments will be expected to comply with the overall SPG objectives in relation to design and townscape as well as the other relevant conservation policies in the plan.

 

ECH5 Within Area 4, development will be encouraged which will protect or enhance the quality and character of the Conservation Area. Any development must respect the overall character and amenities of the area and comply with the requirements of both the SPG and the relevant conservation policies in the plan.

Area 5: King Edward Quay and adjacent sites

16.42 This area formed the old core of Colchester Port, but commercial use of the quays has now ceased. The surrounding area is a mix of largely small traditional industrial uses but a number of sites are vacant, derelict, or contain unsightly uses which would need to be redeveloped or relocated to promote the overall regeneration objectives. Several sites, such as the former grain silos and warehouses, were directly linked to the port operation and will provide distinct problems or opportunities to be addressed. Particular encouragement will be given to schemes which would ensure the retention and beneficial use of the former grain silos.

Of particular importance will be the relationship of development to the river both in visual and use terms. Small-scale leisure, business and community uses will be preferred, although residential and small-scale retail/service uses (to serve the local area only) may also be acceptable. At present, the quay itself remains public highway. It is likely that its status would need to change to facilitate development along the river frontage, although a public right of way on foot and on bike, at least, would need to be retained.

Redevelopment may be promoted on individual sites, on groups of sites or in a more comprehensive way, but the ultimate result for the whole area must be a mix of uses and character of development compatible with the overall regeneration objectives of the RA.

Developments in this area will be expected to contribute proportionately towards infrastructure and environmental enhancements as set out in paragraphs 16.22-16.29 and in particular towards the Barrage structure or to other riverside enhancements, should the structure not be either feasible or otherwise acceptable.

 

ECH6 Within Area 5, development will be required to provide for a mix of small-scale leisure, business and community uses, subject to the criteria set out in paragraph 16.42 and a contribution to infrastructure provision and environmental enhancements as set out in paragraph 16.42. Residential and small-scale retail/ service uses can also be provided.

TRANSPORT AND ACCESS

16.43 In addition to complex movement patterns within the area from a wide range of land uses and high-density housing, it also acts as the main through route from the eastern side of Colchester and the Tendring Peninsula into the Town Centre.

16.44 The Eastern Approaches Road Scheme attempted to solve the problem of congestion and delay that this volume of traffic causes. The construction of Phase 1 of the Eastern Approaches Road Scheme resolved the major problem of congestion and delay at the Hythe. The abandonment of Phase 2 means that the still growing traffic from Hythe Hill to St Botolph’s needs to be addressed.

16.45 The Council are currently addressing these issues through their East Colchester Corridor Study and will be working closely with the County Council as Highways Authority on this. In addition, studies are being carried out investigating the provision of park-and- ride facility on a town-wide basis and the feasibility of a new station at the Hythe. It is anticipated that this work will identify additional transport improvements that are required. These are likely to include bus priority measures and better footpath and cycle links. Contributions will be sought from private development towards these (see Policy ECH1). A cycle path is currently proposed to link Rowhedge into Colchester following the river. This will complement the existing Wivenhoe Trail.

 

ECH7 It is proposed that a comprehensive package of public transport improvements will be provided from St Botolph’s to the Hythe to include appropriate traffic management measures in order to facilitate improvements to bus services through the area, to improve conditions for cyclists and pedestrians and to benefit the local environment.

PROTECTING AND ENHANCING THE NATURAL ENVIRONMENT

16.46 Although East Colchester is largely urban, there are important greenlinks providing attractive spaces and wildlife corridors along the upper River Colne. The Upper Colne is also designated as a SINC and, as such, is protected by Policy CO5. Downstream from the Hythe, the estuary broadens into salt marshes which are designated as a Countryside Conservation Area (Policy CO3), Site of Special Scientific Interest (Policy CO5) and are within the Structure Plan Coastal Protection Belt (Policy CE1). That part of the Hythe marshes owned by the Borough Council will form a part of the proposed Colne Estuary Local Nature Reserve.

16.47 The level of protection effectively precludes virtually all development on the marshes and would have a significant influence on proposals to alter the regime of the river. These areas (especially the SSSI) are particularly valuable for their nationally scarce and otherwise diverse plants. They also support varieties of invertebrates together with breeding and wintering birds. The value of these areas and policies relating to them are set out in detail in Chapter 4, “Coast and Estuaries”, and Chapter 10, “Leisure, Recreation and Tourism”.

MAGDALEN STREET SPECIAL POLICY AREA

16.48 The various proposals for the Eastern Approaches Road blighted this area for many years. A number of recent developments, such as housing and the Foyer Project, together with the abandonment of the road, have begun the process of regeneration.

16.49 The Plan seeks to continue these initiatives by consolidating and extending the residential area to the north of Magdalen Street and retaining the mix of small-scale commercial and local service uses elsewhere. The area is relatively poorly served by local shops, although the Town Centre is fairly convenient. New shopping of a type and scale to serve the local area would therefore be beneficial, although care will need to be exercised to minimise traffic generation. This could include food retailing, but within a local “walking distance” catchment only.

16.50 One of the main issues in this area is the high volume of through traffic, which is likely to continue to grow in the future. Measures are being investigated, as part of the overall Eastern Corridor Transport Study, to reduce car traffic and promote public transport and walking and cycling through the area. This is important in both transport and environmental terms, especially as the amount of housing in the area grows. New developments should therefore produce the minimum amount of car traffic and maximise the potential for public transport use, cycling and walking.

16.51 A development brief has been adopted as SPG, which sets out in more detail the locational, design, townscape and transport criteria, which will be applied to proposals.

 

ECH8 To the north of Magdalen Street, housing areas will be extended and consolidated, but other small-scale uses will be permitted provided they are compatible with the overall housing proposals. Development shall be in accord with the more detailed criteria set out in the adopted SPG.

WILSON MARRIAGE CENTRE AND PAXMAN’S SOCIAL CLUB

16.52 Both these premises have contributed to community provision in the area, although Paxmans’ Social Club’s more limited role in this regard has now ceased. Housing is regarded as an acceptable use for that site, but in view of its past role, prospective developers should be reminded that they would be expected to contribute towards community facilities to accord at the very least with the requirements of Policy CF1. The precise level of this contribution would be a matter for the parties concerned. The Wilson Marriage Centre should be retained in community use; the old School Board buildings of the Centre are listed and are of local historic value.

Table 8: East Colchester Regeneration

Infrastructure

Transport

- University station

- Bus Priority measures

- Bus stops with linked real-time bus information

- Provision for cycling and pedestrians, including 3 river crossings

- Other measures identified by East Colchester Corridor Study

River Enhancement

- Water-retention structure

- Repairs to river walls

- Dredging and cleaning

- Riverside walk and cycleway

Environmental Enhancements

- Undergrounding electricity cables

- Improvements to physical environment

- Public art

Social Infrastructure

- Affordable housing

- Primary school

- Children’s nursery

Maritime History

- Essex Estuaries Centre

Leisure

- Open space and children’s play equipment within housing areas

- Additional moorings and mooring basin

General

- Project Information Office

Note: The projects set out above form part of the comprehensive regeneration scheme. In a number of instances, further feasibility work is required. In addition, current studies may identify further projects.