This section of the site intended to answer some of the most
common questions we get asked. If you can't find an answer to a
specific question, you can ask your own question using the form
below. We will email you back an answer to your question as soon as
possible. If we think other people might be interested we will add
the question and answer to the list below.
What are you going to do about the traffic problems at North Station?
Essex County Council and Colchester Borough Council are working
together to agree a strategy for dealing with the North Station
area and which we understand will be published soon. We will
support this strategy, contribute to the improvements it
identifies and invest in other necessary off-site
improvements. Importantly, we will make sure that new
residents have meaningful travel choices. We will invest in
public transport to make this convenient, attractive and reliable,
and a meaningful alternative to using the car. We will
also make it easy to walk and cycle within the scheme, to the
station, and oto ther nearby facilities. We will also provide
facilities on-site (such as schools and shops) which mean that some
journeys are very local. We know that some people will still
need to, or choose to use their cars, but we will make sure there
are other choices available.
How will construction traffic access the site?
We will carefully manage construction traffic and use designated
routes to move to and from the site. These routes will be
chosen to reduce inconvenience and disturbance to existing
residents around the site. Before we can start
construction, we will need to demonstrate how issues such as dust
and mud on the road will be controlled to maintain highway safety
and avoid nuisance.
How will local traffic be affected, are there any projections or have there been any studies made?
We will minimise the impact of the development on local traffic
by making it as easy as possible for new residents to use public
transport, to walk and cycle. Packs will be provided to
residents when they move in giving them informaiton about public
transport, pedestrian and cycle routes. We know, however, that
not everyone can or will use public transport, or walk or
cycle. Because of that, we will also make some
improvements to the local road network, complementing the
strategic improvements being made by Essex County Council and
Colchester Borough Council.
The traffic impacts of the development will be assessed
independently using Essex County Council's 'Saturn' transport
model. This will estimate the amount of traffic generated by
the development, and allow us to design necessary mitigation.
Essex County Council and the Highways Agency will consider our
application when it is submitted, and along with Colchester
Council, decide whether it is acceptable and should be granted
planning permission. The application can only be granted
planning permission if Essex and Colchester Councils believe that
the effect on traffic is acceptable.
Will bus routes be planned through the development?
The primary street through the development has been designed to
be the main bus route, ensuring that all homes are within easy
walking distance of bus services. Services will connect
through the new neighbourhood centre to the town centre and other
important destinations. The services will be
established during the first phases of the development, and will be
paid for by the developer for the first years. The services
will be extended into subsequent phases of develoment as they are
completed. Eventually, the service will connect all the way through
the site, connecting from north to south and into the surrounding
How will local traffic access the new development?
Access into and out of the development will be different
depending on how you are travelling.
On foot and by cycle, there will be lots of points of access to
the south, east and west of the development. These will
connect to Bergholt Road, Mile End Road and Nayland Road, providing
access to the station, towards the town centre, to Mile End and
Public transport will be able to get in and out of the site from
a new access at Nayland Road (north of the existing Boxted Road
roundabout) and at the south of the site, through Bartholomew Close
onto Mile End Road.
Private cars will only be able to access the development
from the north, using the new access onto Nayland Road.
Can’t these homes be built somewhere else?
The Council's adopted policies allocate this site for
housing-led development, so the principle of development here has
already been decided, and approved by two independent planning
Inspectors. This site was chosen because of its
suitability when assessed against a number of measures, such as the
proximity to public transport and the town centre and because it is
relatively unconstrained. If new homes weren't delivered
here, they would have to be delivered somewhere else, on a site
which might not be as suitable.
How many new homes will be built?
Our current master plan shows around 1800 homes within the whole
of the NGAUE allocation. This is some 400 (or 20%) fewer than
the allocation made by the Borough Council. This is the
number which we think is appropriate for the site, given the amount
of open space we think needs to be delivered, and the sort of
facilities (such as a secondary school, primary school and
neighbourhood centre) we are also planning within the site.
How many of those homes will be social housing or affordable homes?
We will make provision for up to 35% of housing to be delivered
as affordable units. These will be delivered and amanged by
registered housing providers approved by the Council.
Affordable homes can be provided in different ways - as shared
equity units where a proportion of the house is mortaged, and part
is rented, or as affordable rented homes.
How will Mile End Recreational Ground and Cricket Pitch/Pavilion be affected?
The existing Mile End recreation ground is an important asset
for local residents and for others across Colchester who play
football there. We want to support this, and are proposing to
increase the number of pitches located there by extending the
amount of open space around the pavilion. To support our new
pitches, we want to provide more changing facilites which could be
incorporated into a new building which has other facilities
alongside it. These might include an indoor sports hall /
meeting room, bar, meeting spaces and potentially a community
Are you only going to build houses?
Although the scheme is predominantly new homes, a full range of
facilities are being provided to support the new residents, and to
make sure that existing facilities are not over-burdened. We will
be providing sites for a new primary school and secondary school,
for local retail including a foostore and space for other local
services. We may also be able to provide some small-scale
office space in the neighbourhood centre. In addition, we
will make space available for healthcare facilities and for
community facilities such as meeting spaces, indoor sports and (if
our ideas are supported) offices for community
organisations. This is in addition to around 80 acres of open
space, which will provide formal parks and play spaces, informal
recreation areas and sports facilities (for a range of uses, as
well as football). We are proposing to extend the facilities
avaiable at the Mile End recreation ground through additional
sports pitches an additional new sports pavilion. We are also
investing in public transport, footpaths and cycle
paths to make sure that these facilities are
It is important to remember that Colchester's biggest employment
sites are very close to the new development, and that the town
centre and railway station are also easily accessed. This
means that although we will not be providing large-scale employment
on site, such opportunities are close by.
What are you doing about health facilities?
We are planning to provide space within the local centre which
can be used by the Primary Care Trust to provide local facilities
to serve the development. We will also prepare a Health
Impact Assessment as part of the planning application materials,
assessing how our proposals support healthy lifestyles, and
identifying ways to address healthcare issues.
What benefits are there to existing residents of Myland?
We have tried to protect those elements of the site which
residents value - such as the footpaths and strong landscape
elements. We will also provide new facilities so as to
prevent Mile End's existing facilities from being put under
pressure. These faciliites, such as extending the Mile End
recreation ground and providing an additional new pavilison, wil be
accessible to existing residents. Other imrpovements, such as
investment in public transport, local highway improvements and new
open space will also benefit existing residents.
How much public space will there be and what will it be used for?
We are retaining Chesterwell copse, existing trees and
hedgerows. Our proposals include around 80 acres of open
space. This space will safeguard existing rights of way
and create more than 5km on new paths and cycleways. The open
space will include formal play spaces and gardens, ecological
areas, wetland areas and sports and amenity spaces. We want
these spaces to be used and valued by the new residents of
the development as well as the exisiting residents in
Mile End, provide a range of different types of spaces for
We also recognise that the Mile End recreation ground is an
improtant commnity faiclity, and through new investment, would like
to extend the area it covers and the faciliites available.
Are your proposals compatible with nomination of the Mile End Recreation Ground for Queen Elizabeth II Trust status?
We know that the recreation ground has been nominated for Queen
Elizabeth II (QE2) Trust status and welcome the initiative.
Full details of the Trust are available here: http://www.qe2fields.com/default.aspx.
The Mile End Recreation Ground is owned by Colchester Borough
Council and is not included within the area allocated for the urban
extension. Our proposals do not restrict the ability of the
recreation ground to be dedicated to public use in perpetuity
(which is the main ambition of the QE2 Trust). Our proposals
for additional facilities next to the existing pavilion would need
to be subject to planning approval and would need to be
demonstrably compatible with the use of the area as recreational
space and the ambitions of the Trust.
The questionnaire provided alongside the exhibitions on 8 and 10
December (and available online until 6 January) asks for comments
on our proposals, so we hope to understand more about what people
think about the suggestion.
What are you doing about the wildlife living on the site?
We have undertaken a full season of wildlife surveys to
understand the habitats and species on and close to the site.
Some of the species we have found are protected under law, so we
are being very careful to make sure that our scheme is designed to
protect them. The important habitats on site - the woodland
copse, trees and hedgerows - are being retained, and we will
provide generous buffers to protect them. The intensive
arable activity on site restricts the amount of wildlife to be
found within fields, so our proposals for around 80 acres of open
space and sustainable drainage techniques will provide the
potential for lots of new wildlife and habitats.
Will the existing public footpaths remain, and be accessible during construction?
Yes, exsting public footpaths will be retained. We will
also create a further 5km of paths and cycleways as part of an 80
acre parkland setting. We are interested in knowing whether the
exisitng footpaths shoudl be kept as footpaths, or opened for use
by cyclists as well.
during construction, we will make sure that existing footpaths
reamin open, or where absolutely necessary, there
are temporary local diversions to maintain users'
How environmentally friendly will the development be?
The scheme will be designed to meet national and local
government standards on sustainable construction for both new homes
and new commercial buildings. New homes will be
designed to be energy efficient in use, as will commercial
buildings. In addition, we will incorporate other sustainable
measures such as sustainable drainage systems (SuDS), new tree
planting and new wildife habitats which will offer
environmental benefits. More than 80 acres of open
space will provide important ecology habitats and opportunities for
healthy living (exercise routes, and cycle and footpaths). By
providing facilities on site, we will also make it easy for people
to walk and cycle to schools, shops and other facilities.
Recent developments haven’t been supported by infrastructure – will this scheme be any different?
We are providing a number of facilities within the development,
and will make sure that they are available as soon as there is
sufficient demand for them. In particular, we know that there
is a need for schools to be delivered early on, so we will work
with Essex County Council to support that. Utilities and
services will have to be available before the site is occupied, so
necessary improvements will be in place by the time they are
needed. We will make sure that public transport is delivered
for early phases of development and will be paid for by the
developer until it is established. We will also programme
highways improvement in agreement with Essex County Council and
Colchester Borough Council and deliver them to provide improvements
at the right time.
What provisions are being made for schools?
We are proposing sites for two new schools within the
development a primary school and a secondary school. These
will be well related to each other, and to local faciliites as part
of a neighbourhood centre. The secondary school will serve a
wider catchment than just the new site, and supports new education
provision across northern Colchester. Our proposals have been
drawn up to complement Essex County Council's education provision
strategy for Colchester.
The Planning Process
When is construction likely to start?
Construction of homes is likely to start in 2015, with new homes
ready to buy in early 2016. Some infrastructure works may be
required before then
Our prgoramme is based on outline planning permsision being
granted early in 2013, with detailed permission or the first
phases of devleopment granted in early 2014.
How much of a say in what happens can the community have?
The community, residents across Colchester and other interested
parties (such as businesses and service providers) have already
been able to influence the principle of development on this site,
through the Council's Core Strategy and Site Allocations planning
documents. The Council are also continuing to engage with the
community as part of their work on the Supplementary Planning
Document for the site.
We are running our own events at the start of December (and
through the website until January) to give the community a chance
to comment on our master plan, and some of the features it
shows. We will use these comments to inform revisions to our
When we have finalised our proposals, we will submit an outline
planning application. We will explain our proposals to the
public through further events. You will be able to submit
your comments directly to the Council as part of its formal
Once outline planning permission is granted, we will start to
prepare detailed proposals for each part of the development.
these will need detailed planning permission, so you will again be
able to submit your comments to the Comncul through its formal
How do I get my opinions heard?
The best way for you to respond to our current proposals is to
fill out the consultation
questionnaire. THis will allow us to understand what you
like and don't like about the master plan, and incorproate changes
before the planning application is prepared.
If you have any questions about what we are doing you can submit
them to us through the website (you need to register first).
We will reply to you directly and publish the answers where we
think they are of wider interest.
Once the planning application has been submitted, you will be
able to submit your comments to the Council.