Local Plan

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Representation 1875 on Preferred Options Local Plan by Turnstone Colchester Ltd represented by Carter Jonas (Mr Paul Belton)

Support / Object: OBJECT
Document Link: Preferred Options Local Plan - North Colchester, NC1: North Colchester and Severalls Strategic Economic Area
Representation: It is suggested that this policy should be redrafted to provide a clear and more positive framework for this mixed use area of Zone 2. Having regard to the 2016 Master Plan Vision Review for the Northern Gateway, it is considered that the policy should specifically refer to a cinema, active leisure uses, food and drink and a hotel together with uses that are complimentary to the leisure, sports, employment and residential uses that are being delivered both within Zone 2 and on surrounding land parcels.

Original submission

While certain aspects of this policy are supported, for the reasons expressed in relation to Paragraph 6.17, Turnstone Colchester Ltd object to the draft wording as it is unclear, misleading and lacks consistency with other parts of the emerging Local Plan.

Firstly Turnstone Colchester Ltd supports the identification of Zone 2 as a mixed use area. Reference to the area being suitable for uses including leisure and commercial space is welcomed.

Reference to the "extant planning permission" is however considered to be misleading and unnecessary. The extant uses from the 2006 outline planning permission 0/COL/01/1622 are a hotel and restaurants only. Given the Council's vision for Zone 2 is for it to become a flexible and vibrant area that can attract uses to support the sporting offer nearby, reference to the extant planning permission is confusing and unnecessary.

The Local Plan Committee has also recently endorsed the Master Plan Vision Review July 2016 for the Northern Gateway, prepared by Gillespies. This Master Plan advises that Zone 2 should deliver a mix of uses that include a cinema, ancillary commercial use, a hotel, restaurants, food and drink, workspaces and residential.

It is suggested that this policy should be redrafted to provide a clear and more positive framework for this mixed use area with clear guidance being given on the type of uses that the Council wish to be delivered within Zone 2. Having regard to the 2016 Master Plan Vision Review for the Northern Gateway, it is considered that the policy should specifically refer to a cinema, active leisure uses, food and drink and a hotel together with uses that are complimentary to the leisure, sports, employment and residential uses that are being delivered both within Zone 2 and on surrounding land parcels.

Finally, the final paragraph of the policy that refers to Zone 2 advises that retail uses will not be supported unless they are ancillary to another use. It is Turnstone Colchester Ltd's view that some retail uses may be appropriate on the site as such as use would be complementary to the mix of uses that are being delivered here and on surrounding land parcels. A sports based retail outlet for example of the nature and scale that would be unsuitable in a Town Centre location could support the leisure based uses being delivered in other parts of this zone and the sports based uses being delivered elsewhere within the SEA. It is therefore considered that the following text should be added at the end of the paragraph relating to Zone 2 "...unless it is demonstrated that such a retail use is complementary and supportive of the uses being delivered/located elsewhere within the SEA"


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