Planning Background, History and Site Selection

-Site has been short-listed as a result of the owners’ promotion of recycling activity there, rather than assessment of current/more appropriate locations

-ECC has failed to consider existing CDE waste recycling sites (eg – Corr at Loppingdales, 650m away from proposed W8 site)

-ECC has provided an inaccurate/out of date map and assessment of the site

  • It refers to the Jam Factory which has long since closed and refers to Elsenham Hall as being a large energy user, when it is a Grade 2 residential development
  • Proposals fail to recognise that the site is divided by a private road currently extensively used by both the public (to private residence and Golf Club) and HGVs

-Site makes use of greenfield land when Britain is facing a shortfall of 2m ha of agricultural land by 2030 and is running out of land for food (‘Best Use of Agricultural Land’ Cambridge University Natural Capital Leaders Forum)

-ECC has failed to advise the wider population of Elsenham/surrounding area of this proposal and has made the process for objecting as difficult as possible for ordinary members of the public via online portals and reporting forms

Proximity to Sensitive Uses/Receptors

-The Sensitive Receptors which will be directly affected by the proposals include, but are not confined to

  • Within 100m:
  • Woodlands and Evie Rose Cottage – 6m from northern boundary of site
  • Old Dairy Farm, plus adjacent barn residence
  • De Salis Hotel, 50 bedrooms & Restaurant
  • The Field – directly abuts site boundary
  • Within 250m:
  • Elsenham Hall residents (19 dwellings)
  • St Mary’s Church, Grade 1 listed and Churchyard
  • Home Farm bungalow
  • Golf Course
  • Water Circle and other factories, including TriSails development

-Proposal is contrary to Uttlesford Local Plan 2005 Policy GEN4 ‘Good Neighbourliness’ which states that development and uses ….will not be permitted where noise or vibrations generated or dust, smell, light, fumes or pollutant exposure would cause material disturbance or nuisance to occupiers of surrounding properties

-The site will produce unacceptable levels of pollution for local residents and visitors within proximity of the facility

  • Noise – from site activities and HGVs
  • Air emissions and dust
  • Light – quantity and height of lighting will impact residents
  • Odours
  • Vibration
  • Birds – especially if used for open composting which will be a serious hazard given airport proximity

Traffic/Transportation

-Access to the site is via a minor (un-numbered) road from Takely to Elsenham

-Road hierarchy is already stretched – this is a narrow, twisty road, already over-used and dangerous, having no footpath

-There is a Nursery school with direct access onto this road near a blind bend

-Proposed waste site is divided by a roadway used to access Elsenham Golf & Leisure, a business established over 15 yrs

  • This is primarily a public golf course, so the road is used and accessed by customers of all ages, including juniors on foot/by bicycle
  • In addition, the club is a venue for weddings, concerts, with a bar/take away. In addition there is a gym on site and fitness classes held outdoors
  • There is also a Caravan Club site adjacent to the Golf Club; roadway is also used by these members
  • Customers would be affected by the development which would impede their safe access to the facility

-Proposed site activity would seriously impact safe use of the access road by these members of the public

Biodiversity/Ecology

-Site is within Countryside Protection Zone and has Historic Parks & Gardens status. It is bordered by Important Woodlands, as shown in the Uttlesford Local Plan Mapping. The site is within Essex Wildlife Trust’s Living Landscape Area 6: Oxlip Woods: Stansted area

-The Field, a woodland area adjacent to the site, is used for community, arts and ecology projects and will be affected by the site proposals

-There are mature trees bordering the site, some subject to TPOs which are key examples of the UK’s social and cultural heritage

-A 2014 Biodiversity Assessment indicated that bats (a European Protected Species) were found to fly along the northeast boundary of the site

Heritage

-Grade 1 listed Church of St Mary’s is within 250m of the proposed site, together with Grade 2 listed Elsenham Hall

-Site is within Countryside Protection Zone and has Historic Parks & Gardens status

-Activity on the site will have major landscape and visual impacts

  • There are mature trees bordering the site, some subject to TPOs which are key examples of the UK’s social and cultural heritage

-There is potential for matters of archaeological interest below ground on the site

Landscape and Visual Impacts

-Activity on the site will have major landscape and visual impacts in terms of site buildings, possible chimneys, high mounds of materials, vehicle movements, parked vehicles, additional roadways for internal movements, etc

-Visual impact and impact on character of neighbourhood will be significant

  • Site will add to creeping industrialisation of the countryside and will adversely affect the rural nature of the area

-Loss of residential amenity and the quiet enjoyment of one’s property

  • The site will impact the setting of a Grade 2 listed building nearby (Elsenham Hall) as well as other local residences (eg The Old Dairy) and businesses (Tri Sail development, De Salis Hotel)
  • Major effect on Woodlands residential property, holiday cottage, Golf Course, Caravan Club and The Field
  • Leading to severe economic loss and loss of business for both Evie Rose Cottage, the Elsenham Golf & Leisure and the Caravan Club
  • Likely loss of value for all residents in site vicinity
  • The loss of a viewand possible impact of thermal treatment, composting etc will have an adverse effect on the residential amenity of neighbouring properties

Recreation

-Site is divided by a roadway used to access Elsenham Golf & Leisure, a business established over 15 yrs

  • This is primarily a public golf course, so the road is used and accessed by customers of all ages, including juniors on foot/by bicycle
  • In addition, the club is a venue for weddings, concerts, with a bar/take away. In addition there is a gym on site and fitness classes held outdoors
  • There is also a Caravan Club site adjacent to the Golf Club; roadway is also used by these members
  • Evie Rose Cottage is a holiday let used by vacationers wishing to enjoy the peaceful local countrysideand the flora and fauna of the surrounding area
  • Customers would be affected by the development which would impede their safe access to the facility, as well as their enjoyment

-Proposed site activity would seriously impact safe use of the access road by these members of the public

-This would be inconsistent with the Active People Survey (Public Health England 2014) regarding the potential loss of recreation through the allocation of this site

-A Bridleway runs adjacent to the site

-The Field, a woodland area adjacent to the site, is used for community, arts and ecology projects and would be affected by the development