These representations relate to site 106 and note the site as providing a site yield of approximately 41 dwellings on a nett site area of 3.5 hectares. This represents a nett density of some 12 dwellings per hectare which appears particularly low. This will be considered in detail within further sections of these representations. Previous Representations: A number of previous representations for the sites inclusion as a site allocation within the draft local plan and been made the most recent being by Sue Bell BSc MRTPI Chartered Town Planner on behalf of Go Homes in March 2016. This is attached at appendix A. Earlier representations from 2015 are shown at appendix B. The sites suitability to provide a brownfield redevelopment opportunity on land at the former A12 works has been shown to represent sustainable development and as such the LPA have acknowledged this with the draft allocation within their focused review and draft local plan. Planning History: Following the earlier representations, the landowners have submitted for a certificate of lawful use and this has been approved under reference 16/00909/s191. This further supports the brownfield credentials for the site and indicates the use of the site as a haulage contractors parking storage and office. The certificate is attached at appendix C. Constraints to development Flooding: The site is within flood zone 1 which indicates a less than 1 in 1000 annual probability of river or sea flooding. Both fluvial and groundwater flooding risks are considered to be low. The EA mapping for flooding does not indicate any risk The EA mapping for flooding indicates a very risk for surface flooding that would be resolved through a detailed drainage scheme and SUDS approach. In summary the site has the lowest category for flood risk and the brownfield credentials support its redevelopment for residential. Ecology: The site is heavily trafficked and contains significant areas of stored materials such as road base material and crushed concrete. The boundaries to the site contain hedgerows and planting which are all to be retained as screening and enhanced. Given the above the development is not likely to be constrained by ecological issues. Noise (A12 and Railway): The site is bounded by the railway line which is largely at grade to the eastern side with the A12 slip road and the main carriageway to the North West. Reference to noise data submitted for the adjacent Ingatestone Garden Centre site shows the location will have noise levels which will require a range of mitigation measures to control and provide an acceptable environment for residential dwellings and gardens. The nett area of the site is in excess of 1 hectare less than the gross site. Allowing buffer areas to be provided and in some cased the design development would need to consider acoustic buffer buildings with gardens facing into the body of the site to ensure external amenity levels are below 55 db. This can be further reviewed at the outline planning stage and is not considered to represent a significant constraint to development. Density of Development: The site has a nett area of 3.49 hectares and a yield of 41 dwellings. This appears low when compared with the density levels shown for the other edge of Ingatestone draft allocations and more specifically the density shown for the Ingatestone Garden Centre site. The former yield for the site being the Ingatestone Garden Centre site was approximately 60 dwellings and whilst this is an indication and not a upper level of development it does suggest that the site ref 106 would support a more sustainable density than less than 12 to the hectare. A development of 2, 3 and 4 bed designs incorporating areas of open space and landscaping with 35% of overall numbers to provide affordable housing would be achievable. Access: An access report prepared by Journey Transport shows the suitability of the existing access subject to improvements to be capable of accommodating the development in a safe highway manner. See appendix E for the transport report. Existing Aerial: The latest aerial photograph shows the scale of the existing storage and haulage operation on site and the impact this has on the Green Belt and locality with visual intrusion and large vehicle movements. Summary: The site is considered to be seen as a self-contained urban expansion; The impact on the surroundings is considered to be minimal and the removal of a large haulage and storage stock piles will afford real benefits to the local area and highway network; The site is within a sustainable location; No significant constraints to development exist; and The site is available and developable.