17. COLCHESTER GARRISON

Introduction

17.1 The Ministry of Defence owns substantial areas of land within Colchester Borough. The Garrison area extends from virtually the Town Centre down to the coast and the training areas at Fingringhoe and Friday Woods. There are also the ranges at Middlewick. The MoD’s presence within the Borough is a substantial benefit to the local economy. Because large tracts of land are used for training but otherwise left undisturbed, there are also significant benefits in terms of nature conservation, landscape and informal recreation.

17.2 There has been substantial re-provisioning within the Garrison area in recent years, in part in response to an exercise called “Options For Change”. As a result the MoD is pursuing a Private Finance Initiative (PFI) scheme, which will involve major redevelopment of the Garrison area.

17.3 This major scheme will involve the development of a new garrison south of Abbey Fields thus releasing a substantial area of land for re-development. The effect will be a restructuring of a major part of the urban fabric of south Colchester and will have impacts across the Borough.

Objectives

17.4 The Plan’s objectives for the Colchester Garrison are:

(a) To work with the Ministry of Defence to ensure that the Garrison makes the maximum contribution to the area’s economy, whilst safeguarding landscape, nature conservation, archaeological and historical heritage interests.

(b) To provide continuous greenlinks from Berechurch Hall Road through to Abbey Fields and east-west from Layer Road toward the cemetery (see Policy UEA 14).

(c) To make optimum use of land declared surplus for Ministry of Defence purposes, bearing in mind other policies in the Local Plan.

(d) To support the remodelling of the Garrison area for defence purposes, subject to suitable safeguards.

Policies

DEVELOPMENT CONTROL CONSIDERATIONS

17.5 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.

GARRISON REGENERATION AREA (RA)

17.6 The area affected by the PFI is shown as an RA on the Proposals Map. The Plan provides for major redevelopment of the Garrison area to include new military facilities with significant land released for other development. Because of the time over which redevelopment will take place and the nature and timing of the PFI process, it is acknowledged that there needs to be some flexibility over the manner and type of development.

17.7 However, it is important that the plan gives as much certainty as possible in order to provide a clear framework to guide development. It is also important that the local community is aware of what is proposed and has an adequate opportunity to comment.

17.8 Five broad development areas are identified on the Proposals Map within the RA, as follows:

(a) Hyderabad and Meanee Barracks

This area is proposed for predominantly residential development. Being close to the services and jobs within the Town Centre, the opportunity exists to explore less car-dependent forms of development, including possibly car-free development.

(b) Flagstaff House and Land Adjoining

The Scheduled Ancient Monument based on St John’s Abbey has been extended to include part of this area. There are a number of attractive buildings on the site, which should be retained. Scope exists for conversion/new development for a mix of residential, offices or workshops. It is proposed to extend the St John’s Conservation Area to encompass this area. However, conversion for workshop use will be appropriate only where this does not lead to the loss of the historic character of the buildings themselves or their setting.

(c) Cavalry and Le Cateau Barracks

This is proposed for predominantly residential development. As with Hyderabad and Meanee Barracks, the site is close to services and jobs within the Town Centre and again the opportunity exists to explore less car-dependent forms of development. Six of the existing Victorian Garrison buildings have been listed and imaginative conversions to new uses will be required. It is proposed to designate a Conservation Area based on these buildings.

(d) Central Section West of Berechurch Road and South of Abbey Fields

It is anticipated this will be redeveloped for predominantly Garrison purposes. However, if there is surplus land then residential development would be acceptable.

(e) Southern Section East of Berechurch Road

It is anticipated that this area will be redeveloped/developed for a combination of Garrison and predominantly residential development. Some scope exists for employment development in this area which is furthest from the Town Centre. It is proposed that the wedge of open land immediately to the east of Berechurch Road should remain as predominantly open land uses, which could include recreational use. The existing cemetery will require an extension within the plan period, with the precise site defined in the master plan (see also Policy CF10). The extension is not proposed as part of the Garrison development itself but is required to serve the needs of the Borough.

17.9 In addition to the above development areas, two other areas need to be mentioned:

(f) Garrison Church

The building is to be retained but it is inevitable that a new use will have to be found. This will have to be appropriate to its listed status and the surrounding residential neighbourhoods.

(g) Abbey Fields

This is an extremely important and attractive landscaped open area, which, it is proposed, should remain so. It also forms an important element of the north-south greenlink through the Garrison. In the redeveloped Garrison area, whether it is military or civilian development immediately to the south, Abbey Fields will be an important focal point for the new development and a recreational asset for the wider area.

(h) Although most of the new development is envisaged as being for residential purposes, it will be important to ensure that other uses are provided to create proper neighbourhoods, including the provision of local shopping facilities. The final residential capacity of the RA has not been determined. At this time, the planning authority envisage that 1600 units will be built in the period to 2011. However, it is recognised that there is a need – in accordance with the “plan, monitor and manage” approach – to keep this under review. The Council will liaise with the PFI consortium or their successors as the site is developed, as part of the Council’s annual monitoring of housing development, and will agree to an increase in numbers before 2011, should this be required, in particular to achieve Structure Plan housing provision.

Because of the complexity of the development, the release of any land will be conditional on the prior agreement of a master plan between the Council and the MoD’s chosen consortium. The master plan will form part of a S106 Agreement.

 

G1 The Garrison Regeneration Area is defined on the Proposals Map. Development will proceed in accordance with an agreed master plan, to be secured via a Section 106 Agreement, and will include the following: (a) An overall concept for the development which takes on board the principles of sustainable development, including giving priority to non-car modes of transport, setting out the design principles; (b) An indication of the areas for development and the types of development proposed, expected to be broadly as set out in paragraphs (a) to (g) above, including an indicative layout for the RA; (c) Phasing in respect of development, particularly residential development; (d) Identification of community and transport infrastructure that will be required to support the development both on-site and off-site in full and which the developer will be expected to provide. The provision of infrastructure and the release of land for development will be linked to ensure that services are available as soon as possible for when they are required. The development will be expected to provide for all its costs in line with the principles in Circular 1/97; (e) The identification of a north-south greenlink (incorporating Abbey Fields and the land to the east of Berechurch Road) and east-west link from Layer Road towards Colchester Cemetery. These are indicated in diagrammatic form on the Proposals Map and will be laid out in line with the principles set out in Chapter 6, “Urban Environment and Archaeology” (see Policy UEA 14); (f) A mechanism for monitoring and reviewing the master plan, including the numbers of dwellings to be built.

INFORMAL COUNTRYSIDE RECREATION

17.10 Large areas of MoD land are used for informal recreation when not required for training purposes. The value of these is referred to in Chapter 10, “Leisure, Recreation and Tourism” (see Policy L13).